1230 Valle Vista St · North Alamo, TX 78589

$490,000

None bd · None ba · 3,988 sqft · MultiFamily · 287 Days on market

Built 2025 Excellent condition 0.27 ac lot $123/sqft · at area comps Est $504k · at est. $50/mo HOA · 4% of rent

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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 +18.1/30.0
• ARV discount +8.7/15.0
• DSCR +5.7/10.0
• 1% rule +5.0/10.0
• Condition / age +5.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• 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

Incredible investment opportunity in Alamo, TX! This brand new incomplete construction 4-Plex is perfectly located just minutes from the expressway, offering convenience, modern design, and strong rental potential. The building features a total of four units: two 3-bedroom, 2-bathroom units and two 2-bedroom, 2-bathroom units — all thoughtfully designed for comfortable living. Each unit offers a bright open-concept layout with modern finishes, including granite countertops, custom cabinetry, stainless steel appliances, and wood-look tile flooring throughout. Decorative tray ceilings, stylish lighting, and spacious floor plans create a high-end living experience. Don’t miss this opportunity to own a newly built income-producing property in a growing area. Schedule a tour today!

Key facts

• Custom cabinetry
• Modern finishes
• Granite countertops

Tags

• BRIGHT OPEN-CONCEPT LAYOUT
• MODERN FINISHES
• GRANITE COUNTERTOPS
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES
• WOOD-LOOK TILE FLOORING

What this means for you Summary

Snapshot

• This is a 2×3bd/2ba + 2×2bd/2ba units multifamily listed at $490k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive. Per door: $107/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $489k (0.1% below list).
• Recommended offer: $431k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#941 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Pharr-San Juan-Alamo ISD (suburban): math 18% / reading 30% proficiency, ranked #740 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 362 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 287 days — a 12% lower offer ($431k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $431,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.00% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (median comp): $503,866
• List price: $490,000
• Delta: -2.75%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 Valle Vista St	0.04mi	—/—	4,200 (+5%)	18mo	$520,000	$124	74
1225 Valle Vista St	0.05mi	—/—	4,200 (+5%)	18mo	$520,000	$124	74
1305 Valle Vista St	0.04mi	—/—	4,200 (+5%)	18mo	$520,000	$124	74
905 Deluxe St	0.67mi	—/—	3,776 (-5%)	6mo	$485,000	$128	55
844 Deluxe St	0.67mi	—/—	3,746 (-6%)	13mo	$490,000	$131	48

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

Projected returns pro-forma

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

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-51,961
• Equity at exit: $73,061

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-9,623
• Equity at exit: $42,366

Cash invested: $137,200 (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 78589

• Home prices YoY: -12.1%
• Active inventory: 362
• Price-to-rent: 33.4×

Monthly cashflow live

• Estimated rent: $4,893 high
• Mortgage (P&I): −$2,570
• Tax est. 1.5%: −$612 /mo · $7,350/yr
• Insurance: −$204
• HOA: −$50
• Vacancy / Maint / Mgmt: −$1,028
• Net cashflow: $429

Break-even live

Break-even rent $4,350

Max offer price $490,000

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,446
▸ 2× units	2	2	$2,446
Total (4 units)			$4,893

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: $122,500
• Closing costs: $14,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Rafael Dr Unit 2 San Juan, TX	3.0	2.0	4212	$1,250	$0.30	43d	1	1.45mi
209 Rafael Dr Unit 4 San Juan, TX	2.0	2.0	4212	$1,150	$0.27	43d	1	1.45mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 18 events

1. 2026-06-18
   days on market $490,000 Active 287 DOM
2. 2026-06-17
   days on market $490,000 Active 286 DOM
3. 2026-06-16
   days on market $490,000 Active 285 DOM
4. 2026-06-15
   days on market $490,000 Active 284 DOM
5. 2026-06-14
   days on market $490,000 Active 282 DOM
6. 2026-06-13
   days on market $490,000 Active 281 DOM
7. 2026-06-10
   days on market $490,000 Active 279 DOM
8. 2026-06-09
   days on market $490,000 Active 278 DOM
9. 2026-06-08
   days on market $490,000 Active 277 DOM
10. 2026-06-07
    days on market $490,000 Active 276 DOM
11. 2026-06-03
    days on market $490,000 Active 272 DOM
12. 2026-06-02
    days on market $490,000 Active 271 DOM
13. 2026-06-01
    days on market $490,000 Active 270 DOM
14. 2026-05-31
    days on market $490,000 Active 269 DOM
15. 2026-05-31
    days on market $490,000 Active 268 DOM
16. 2025-09-04
    listed $490,000 Active 799-char remark

    Show marketing remark (799 chars)

    Incredible investment opportunity in Alamo, TX! This brand new incomplete construction 4-Plex is perfectly located just minutes from the expressway, offering convenience, modern design, and strong rental potential. The building features a total of four units: two 3-bedroom, 2-bathroom units and two 2-bedroom, 2-bathroom units — all thoughtfully designed for comfortable living. Each unit offers a bright open-concept layout with modern finishes, including granite countertops, custom cabinetry, stainless steel appliances, and wood-look tile flooring throughout. Decorative tray ceilings, stylish lighting, and spacious floor plans create a high-end living experience. Don’t miss this opportunity to own a newly built income-producing property in a growing area. Schedule a tour today!

17. 2025-06-24
    listed $490,000 Active
18. 2025-04-22
    listed $490,000 Active

ⓘ 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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $58,716
• − Mortgage interest: −$27,448
• − Property taxes: −$7,350
• − Insurance: −$2,450
• − Repairs & maintenance: −$4,697
• − Management: −$4,697
• − HOA: −$600
• − Depreciation: −$14,255
• Taxable loss: −$2,781
• Est. tax savings @ 24.0%: +$667
• After-tax cash flow: $5,818/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 · 12 photos

Excellent 100/100 None rehab

This brand new 4-unit multi-family property is move-in ready with modern finishes and a high-end living experience. It offers a great investment opportunity with strong rental potential.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more potential buyers or renters.
• Both Add a smart home system — Improves convenience and can be a selling point for potential buyers or renters.
• Both Install smart locks — Enhances security and can be a selling point for potential buyers or renters.
• Both Add a smart thermostat — Improves energy efficiency and can be a selling point for potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more potential buyers or renters. ↑
• Both Add a smart home system — Improves convenience and can be a selling point for potential buyers or renters. ↑
• Both Install smart locks — Enhances security and can be a selling point for potential buyers or renters. ↑
• Both Add a smart thermostat — Improves energy efficiency and can be a selling point for potential buyers or renters. ↑

ⓘ 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: Pharr-San Juan-Alamo ISD
• NCES district ID: 4834860
• Math proficiency: 18% ▼ -34.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $33,757
• Composite: 19.63/100
• National rank: #8744
• State rank: #740 of 826 in TX

Livability — North Alamo

• Score: 62/100
• State rank: #941
• US rank: #16730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Alamo, TX
• Population (ZIP): 39,958

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 43% White 3%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 26% · Canada
• Languages at home: 18% English-only · Spanish 82%

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: ▼ -32.82%
• Current HPI: 239.3829
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

3 events — show timeline

• 2025-09-04 Listed $490,000 MCALLENMLS
• 2025-06-24 Listed $490,000 MCALLENMLS
• 2025-04-22 Listed $490,000 MCALLENMLS