2322 E La Pointe Ave · Alton, TX 78573

$115,000

3 bd · 1.0 ba · 1,847 sqft · SingleFamily public records · 32 Days on market

Built 1990 0.30 ac lot ↓ 18% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.2/30.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Great FIXER UPPER! Great location! Just south of 107 off of Stewart Rd, you can make it your own. Property has a lot of potential and it is sitting on 0.30 of an acre * * * . This home features 3 bedrooms and 1 bath. Attached is a mother in law, roommate or guest suite with 2 bedrooms and 1 full bath and it's own laundry room, also has a living space and a kitchenette. * * * THIS PROPERTY might qualify for a 203k rehab loan * * * Schedule your showings!

Key facts

• Mother in law suite
• 0.30 of an acre
• Own laundry room

Tags

• MOTHER IN LAW SUITE
• GUEST SUITE
• OWN LAUNDRY ROOM
• 0.30 OF AN ACRE

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No garage
• Utilities: City sewer
• Home design: Single-family property (stucco exterior); Composition shingle roof
• Construction: Stucco construction; Slab foundation; Composition shingle roof
• Exterior features: Chain link fencing; Patio; Paved road access; Curbs

Interior

• Kitchen: Electric water heater; No conveying appliances
• Flooring: Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Entrance foyer; Tile countertops; Other interior features; No window coverings; Has maid quarters
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.6% in Alton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 58/100 on livability (#1,230 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Mission CISD (urban): math 15% / reading 28% proficiency, ranked #775 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hurla M Midkiff El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 666 students, 81% FRL); Rafael A Cantu J H (math 16% / reading 26%, grade F, #1,387 of 1,662 statewide, top 85%, 594 students, 91% FRL); Veterans Memorial H S (math 19% / reading 44%, grade F, #1,073 of 1,632 statewide, top 66%, 1,932 students, 81% FRL).
• Market conditions: Rents rising (+2.5%/yr); 623 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.5% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.29%
• DSCR: 1.55
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $312,143
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2107 E La Pointe Ave	0.15mi	4/2.0 (+1)	1,699 (-8%)	1mo	$265,000	$156	70
1416 N Rockport St	0.35mi	3/2.0	1,620 (-12%)	0mo	$289,000	$178	59
806 N Bluebonnet St	0.37mi	3/2.0	1,785 (-3%)	18mo	$255,000	$143	58
9610 N 71st Ln	0.67mi	4/2.5 (+1)	1,880 (+2%)	1mo	$349,000	$186	54
3003 Truman Ave	0.52mi	4/2.5 (+1)	1,945 (+5%)	5mo	$369,900	$190	52
3101 E Harding Ave	0.40mi	3/2.0	1,742 (-6%)	23mo	$249,000	$143	49
1502 N Rockport St	0.37mi	3/2.0	1,620 (-12%)	12mo	$295,000	$182	48
3114 E Harding Ave	0.44mi	3/2.0	1,707 (-8%)	19mo	$264,000	$155	47
1506 N Rockport St	0.39mi	3/2.5	1,592 (-14%)	9mo	$269,000	$169	46
3106 E Truman Ave	0.55mi	3/2.0	1,650 (-11%)	9mo	$243,000	$147	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.45% rent growth · sell at horizon

5-year hold

• IRR: 33.1%
• Equity multiple: 3.57×
• Total profit: $82,872
• Equity at exit: $103,601

10-year hold

• IRR: 28.3%
• Equity multiple: 8.02×
• Total profit: $225,996
• Equity at exit: $223,420

Cash invested: $32,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78573

• Home prices YoY: 8.0%
• Rents YoY: 2.5%
• Active inventory: 623
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$263 /mo · $3,154/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $330

Break-even live

Break-even rent $1,157

Max offer price $115,000

Occupancy floor 74%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5508 Cornell Ave Mission, TX	3.0	2.5	1900	$2,600	$1.37	14d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $115,000 Active 32 DOM
2. 2026-06-17
   days on market $115,000 Active 31 DOM
3. 2026-06-16
   days on market $115,000 Active 30 DOM
4. 2026-06-15
   days on market $115,000 Active 29 DOM
5. 2026-06-14
   days on market $115,000 Active 27 DOM
6. 2026-06-10
   days on market $115,000 Active 24 DOM
7. 2026-06-09
   days on market $115,000 Active 23 DOM
8. 2026-06-08
   days on market $115,000 Active 22 DOM
9. 2026-06-07
   days on market $115,000 Active 21 DOM
10. 2026-06-03
    days on market $115,000 Active 17 DOM
11. 2026-06-02
    days on market $115,000 Active 16 DOM
12. 2026-06-01
    days on market $115,000 Active 15 DOM
13. 2026-05-31
    days on market $115,000 Active 14 DOM
14. 2026-05-31
    days on market $115,000 Active 13 DOM
15. 2026-05-17
    listed $115,000 Active
16. 2025-12-18
    listed $120,000 Active
17. 2025-05-11
    listed $125,000 Active
18. 2024-11-04
    price $125,000
19. 2024-08-13
    price $130,000
20. 2024-05-01
    listed $135,000 Active
21. 2023-11-27
    listed $135,000 Active
22. 2023-05-30
    price $135,000
23. 2023-03-02
    listed $140,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,154 · $263/mo
• Projected year-2 tax: $3,154 · $263/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,892
• − Mortgage interest: −$6,442
• − Property taxes: −$3,154
• − Insurance: −$575
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$3,345
• Taxable income: $2,353
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $3,394/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mission CISD
• NCES district ID: 4831040
• Math proficiency: 15% ▼ -35.00%
• Reading proficiency: 28% ▼ -15.00%
• Median HH income: $32,855
• Composite: 17.47/100
• National rank: #9061
• State rank: #775 of 826 in TX

Livability — Alton

• Score: 58/100
• State rank: #1230
• US rank: #21479

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alton, TX
• County: Hidalgo County · 623,128 people
• City population: 44,809
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 44,809
• Household income: $55,000
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 855.0

Population outlook (Hidalgo County) Hauer SSP2

• Today (2025): 955,232 people
• By 2030: 1,009,774 · +5.7%
• By 2040: 1,120,332 · +17.3%
• By 2050: 1,225,036 · +28.2%
• By 2075: 1,439,189 · +50.7%
• By 2100: 1,533,429 · +60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 63% White 3%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 28% · Canada
• Languages at home: 12% English-only · Spanish 88%

Political lean MEDSL · Hidalgo

• 2024 margin: Toss-up / Even · D 48.1% · R 51.0%
• 2008→2024 swing: -41.6pp toward R · 2008: 38.7pp · 2024: -2.9pp
• All cycles: 2024: R+2.9 2020: D+17.1 2016: D+40.5 2012: D+41.8 2008: D+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.95%
• Current HPI: 242.0711
• Rent YoY: ▲ 2.45%
• Metro: McAllen-Edinburg-Mission, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-17.9% since first listed

9 events — show timeline

• 2026-05-17 Listed $115,000 MCALLENMLS
• 2025-12-18 Listed $120,000 MCALLENMLS
• 2025-05-11 Listed $125,000 MCALLENMLS
• 2024-11-04 Price Changed $125,000 MCALLENMLS
• 2024-08-13 Price Changed $130,000 MCALLENMLS
• 2024-05-01 Listed $135,000 MCALLENMLS
• 2023-11-27 Listed $135,000 MCALLENMLS
• 2023-05-30 Price Changed $135,000 MCALLENMLS
• 2023-03-02 Listed $140,000 MCALLENMLS

Property tax history

+4.7%/yr

Latest (2025): $3,154 · +10.3% YoY. Source: county tax records.