435 Medina Ln · Alamo, TX 78516

$475,000

8 bd · 8.0 ba · — sqft · MultiFamily · 195 Days on market

Built 2025 Excellent condition Est $504k · 6% under

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Why this score? — see what drove the C- 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 +20.6/30.0
• ARV discount +10.1/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Condition / age +4.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Introducing this beautifully finished, modern 4-plex now ready to lease in the heart of Alamo! This property offers a versatile mix of 2-bedroom and 3-bedroom units, each designed with a spacious open-concept layout perfect for today's lifestyle. Large windows throughout fill every unit with natural light, creating a bright and inviting atmosphere your tenants will love. All units include two contemporary full bathrooms, sleek finishes, and modern design details that elevate the overall feel. Whether tenants need extra space for a home office, a growing family, or simply prefer a low-maintenance, stylish home, these units accommodate a variety of needs. Conveniently located near Expressway 83, schools, shopping, and dining, this property is positioned for strong rental demand and excellent long-term returns. A rare investment opportunity with a flexible unit mix - secure this modern, move-in-ready 4-plex today!

Key facts

• Large windows
• Modern 4-plex
• Natural light

Tags

• MODERN 4-PLEX
• SPACIOUS OPEN-CONCEPT LAYOUT
• LARGE WINDOWS
• NATURAL LIGHT
• SLEEK FINISHES
• MODERN DESIGN DETAILS

What this means for you Summary

Snapshot

• This is a 2×2bd/2.0ba + 2×3bd/2.0ba units multifamily listed at $475k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive. Per door: $158/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $475k).
• Recommended offer: $418k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.7% in Alamo — 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 62/100 on livability (#916 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, schools D, crime F.
• Donna ISD (suburban): math 11% / reading 18% proficiency, ranked #821 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 350 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $4,954/mo this rent would consume 112% of the median local household income ($53k/yr) (locally 476% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($418k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $418,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $503,866
• List price: $475,000
• Delta: -5.73%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-36,704
• Equity at exit: $70,824

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $20,095
• Equity at exit: $41,069

Cash invested: $133,000 (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 78516

• Home prices YoY: -6.5%
• Active inventory: 350
• Price-to-rent: 32.9×

Monthly cashflow live

• Estimated rent: $4,954 high
• Mortgage (P&I): −$2,491
• Tax est. 1.5%: −$594 /mo · $7,125/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,040
• Net cashflow: $631

Break-even live

Break-even rent $4,155

Max offer price $475,000

Occupancy floor 82%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,406
▸ 2× units	3	2	$2,548
Total (4 units)			$4,954

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $475,000 Active 195 DOM
2. 2026-06-17
   days on market $475,000 Active 194 DOM
3. 2026-06-16
   days on market $475,000 Active 193 DOM
4. 2026-06-15
   days on market $475,000 Active 192 DOM
5. 2026-06-14
   days on market $475,000 Active 190 DOM
6. 2026-06-13
   days on market $475,000 Active 189 DOM
7. 2026-06-10
   days on market $475,000 Active 187 DOM
8. 2026-06-09
   days on market $475,000 Active 186 DOM
9. 2026-06-08
   days on market $475,000 Active 185 DOM
10. 2026-06-07
    days on market $475,000 Active 184 DOM
11. 2026-06-05
    days on market $475,000 Active 181 DOM
12. 2026-06-03
    days on market $475,000 Active 180 DOM
13. 2026-06-02
    days on market $475,000 Active 179 DOM
14. 2026-06-01
    days on market $475,000 Active 178 DOM
15. 2026-05-31
    days on market $475,000 Active 177 DOM
16. 2026-05-31
    days on market $475,000 Active 176 DOM
17. 2025-12-05
    listed $475,000 New 924-char remark

    Show marketing remark (924 chars)

    Introducing this beautifully finished, modern 4-plex now ready to lease in the heart of Alamo! This property offers a versatile mix of 2-bedroom and 3-bedroom units, each designed with a spacious open-concept layout perfect for today's lifestyle. Large windows throughout fill every unit with natural light, creating a bright and inviting atmosphere your tenants will love. All units include two contemporary full bathrooms, sleek finishes, and modern design details that elevate the overall feel. Whether tenants need extra space for a home office, a growing family, or simply prefer a low-maintenance, stylish home, these units accommodate a variety of needs. Conveniently located near Expressway 83, schools, shopping, and dining, this property is positioned for strong rental demand and excellent long-term returns. A rare investment opportunity with a flexible unit mix - secure this modern, move-in-ready 4-plex today!

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,448
• − Mortgage interest: −$26,607
• − Property taxes: −$7,125
• − Insurance: −$2,375
• − Repairs & maintenance: −$4,756
• − Management: −$4,756
• − Depreciation: −$13,818
• Taxable income: $11
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $7,570/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.

Condition & rehab AI · 7 photos

Excellent 95/100 None rehab

This modern 4-plex is in excellent condition with no visible damage. It is move-in ready and offers a great opportunity for investors looking to rent or sell.

Value-add opportunities

• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more tenants.
• Both Interior updates — Fresh paint and minor updates can make the interior more appealing and attract more tenants.
• Both Exterior updates — Fresh paint and minor updates can make the exterior more appealing and attract more tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more tenants. ↑
• Both Interior updates — Fresh paint and minor updates can make the interior more appealing and attract more tenants. ↑
• Both Exterior updates — Fresh paint and minor updates can make the exterior more appealing and attract more tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Donna ISD
• NCES district ID: 4817390
• Math proficiency: 11% ▼ -30.00%
• Reading proficiency: 18% ▼ -13.00%
• Median HH income: $27,330
• Composite: 11.16/100
• National rank: #9728
• State rank: #821 of 826 in TX

Livability — Alamo

• Score: 62/100
• State rank: #916
• US rank: #16356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamo, TX
• County: Hidalgo County · 623,128 people
• City population: 34,370
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 34,370
• Household income: $53,229
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 476.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 40% White 10% Black 1%
• Hispanic origin (detail): Mexican 86%
• Foreign-born: 29% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▼ -15.56%
• Current HPI: 225.4438
• Rent YoY: —
• 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

1 event — show timeline

• 2025-12-05 Listed $475,000 LERA