518 S Linda St S · Alton, TX 78573

$375,000

None bd · None ba · 3,584 sqft · Other public records · 1 Days on market

Built 2019 9,344 sqft lot $46/mo HOA · 4% of rent

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Excellent opportunity to own a fourplex in a gated community. All units feature two bedroom and one and half baths. Tile flooring. Granite countertops. Covered parking.

Key facts

• Gated community
• Covered parking
• Tile flooring

Tags

• GATED COMMUNITY
• TILE FLOORING
• GRANITE COUNTERTOPS
• COVERED PARKING

Property features AI

Finance

• Other: Living area source: HidalgoCAD; Green energy/efficiency: Other
• HOA & community: Mandatory POA; Annual association fee of $550; POA transfer fee applies; Community features include curbs and gated entry; Community contains 4 units

Exterior

• Parking: 8 total parking spaces; 8 covered/carport spaces; No garage
• Security: Gated community
• Utilities: City sewer; Public water; Single water meter
• Home design: Brick construction; Composition shingle roof; Slab foundation
• Construction: Brick construction; Slab foundation; Composition shingle roof; Building area approximately 3,584
• Exterior features: Wood fencing; Patio; Paved road access; Public water

Interior

• Kitchen: Electric water heater; Refrigerator; Electric smooth top stove/range
• Flooring: Tile
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Double-pane energy-efficient windows
• Laundry & utility: Laundry closet with washer/dryer connections

What this means for you Summary

Snapshot

• This is a other listed at $375k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (70.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (72.3% below list).
• Recommended offer: $104k (72.3% below list) — sets the bar for 1% rule.
• Cap rate -0.5% vs local median 2.6% in Alton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Sharyland ISD (urban): math 34% / reading 44% proficiency, ranked #406 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jessie L Jensen El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 543 students, 88% FRL); Sharyland North J H (math 46% / reading 42%, grade D, #512 of 1,662 statewide, top 32%, 806 students, 74% FRL); Sharyland Pioneer H S (math 31% / reading 51%, grade F, #774 of 1,632 statewide, top 49%, 1,471 students, 68% FRL) — zoned schools average 77% FRL vs 55% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 623 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $104,045 (72.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.28% ✗
• Cap rate: -0.48%
• Cash-on-cash: -24.20%
• DSCR: -0.08
• GRM: 30.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.8%
• Equity multiple: 1.66×
• Total profit: $69,010
• Equity at exit: $337,830

10-year hold

• IRR: 9.8%
• Equity multiple: 3.94×
• Total profit: $308,613
• Equity at exit: $728,543

Cash invested: $105,000 (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 78573

• Home prices YoY: 8.0%
• Rents YoY: 2.5%
• Active inventory: 623
• Price-to-rent: 30.0×

Monthly cashflow live

• Estimated rent: $1,040 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$771 /mo · $9,251/yr
• Insurance: −$156
• HOA: −$46
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-2,118

Break-even live

Break-even rent $3,721

Max offer price $112,282

Occupancy floor —

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2703 E Garfield Ave Unit A Alton, TX	3.0	2.0	4088	$950	$0.23	23d	1	0.12mi
2601 E Garfield Ave Unit 2 Alton, TX	2.0	2.0	4292	$975	$0.23	43d	1	0.15mi
2904 E Israel Ave Unit A Alton, TX	2.0	2.0	4172	$1,200	$0.29	43d	1	0.31mi
2612 E Israel Ave Unit A Alton, TX	2.0	2.0	4172	$1,200	$0.29	43d	1	0.33mi
1100 S Stewart Blvd Alton, TX	2.0	1.0	3991	$959	$0.24	43d	1	0.36mi
5704 Puffin Ave Unit 4 Palmhurst, TX	2.0	2.0	4372	$1,050	$0.24	43d	1	0.97mi
5709 Notre Dame Ave Unit 1 Mission, TX	2.0	2.0	4162	$1,150	$0.28	43d	1	1.45mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: security

Listing history 2 events

1. 2026-06-18
   remarks 168-char remark
2. 2026-06-18
   listed $375,000 Active 1 DOM

ⓘ 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: $9,251 · $771/mo
• Projected year-2 tax: $9,251 · $771/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $12,485
• − Mortgage interest: −$21,006
• − Property taxes: −$9,251
• − Insurance: −$1,875
• − Repairs & maintenance: −$999
• − Management: −$999
• − HOA: −$552
• − Depreciation: −$10,909
• Taxable loss: −$33,105
• Est. tax savings @ 24.0%: +$7,945
• After-tax cash flow: $-17,468/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: Sharyland ISD
• NCES district ID: 4839930
• Math proficiency: 34% ▼ -35.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $57,792
• Composite: 34.38/100
• National rank: #5214
• State rank: #406 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

1 event — show timeline

• 2026-06-15 Listed $375,000 MCALLENMLS

Property tax history

+28.3%/yr

Latest (2025): $9,251 · +2.6% YoY. Source: county tax records.