312 N Alamo St · Alton, TX 78573

$155,000

3 bd · 2.0 ba · 1,349 sqft · SingleFamily public records · 127 Days on market

Built 1992 7,044 sqft lot $115/sqft · 9% below area Est $170k · 9% under ↓ 29% since listing

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

• ARV discount +11.4/15.0
• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Beautifully remodeled 3-bedroom, 1-bath home tucked away on a quiet cul-de-sac in Palm Heights. This move-in-ready property features high ceilings, all-new tile flooring, fresh interior paint, and updated windows with new blinds throughout. Major upgrades provide peace of mind, including a brand-new roof (2024), new HVAC system, and new water heating boiler—big-ticket items already taken care of. Enjoy a spacious backyard with a covered patio, ideal for relaxing or entertaining. Walking distance to Alton Elementary School, plus convenient access to shopping, dining, and local entertainment. Zoned to Mission CISD. A fully updated home in a prime location—schedule your private tour today.

Key facts

• New tile flooring
• Quiet cul-de-sac
• Updated windows

Tags

• QUIET CUL-DE-SAC
• HIGH CEILINGS
• NEW TILE FLOORING
• FRESH INTERIOR PAINT
• UPDATED WINDOWS
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (22.8% below list).
• Recommended offer: $119k (23.3% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 2.5% 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: Alton El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 390 students, 95% 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); 625 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $118,889 (23.3% 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. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 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: 0.77% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.65%
• DSCR: 0.75
• GRM: 10.8

CMA / ARV

• ARV (median comp): $169,598
• List price: $155,000
• Delta: -8.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 N Alamo St	0.05mi	3/2.0	1,360 (+1%)	10mo	$155,000	$114	88
322 E Adams Ave	0.28mi	3/1.5	1,256 (-7%)	1mo	$129,016	$103	73
310 Adams Ave	0.27mi	3/2.0	1,196 (-11%)	3mo	$225,000	$188	66
816 N Maple St	0.31mi	3/2.0	1,305 (-3%)	22mo	$228,000	$175	62
505 W Campeche Ave	0.46mi	3/2.0	1,504 (+12%)	13mo	$205,000	$136	48
417 W La Pointe Ave	0.55mi	4/2.0 (+1)	1,501 (+11%)	2mo	$262,000	$175	48
502 W La Pointe Ave	0.59mi	3/2.0	1,542 (+14%)	2mo	$269,000	$174	47
404 N Georgia St	0.42mi	3/3.0	1,466 (+9%)	22mo	$259,000	$177	44
817 Quarry Dr	0.61mi	3/2.5	1,469 (+9%)	22mo	$245,000	$167	36
1997 Cayetana Dr	0.63mi	3/2.0	1,160 (-14%)	15mo	$198,000	$171	35

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $70,805
• Equity at exit: $139,636

10-year hold

• IRR: 18.3%
• Equity multiple: 6.01×
• Total profit: $217,574
• Equity at exit: $301,131

Cash invested: $43,400 (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: 625
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$813
• Tax from tax record: −$272 /mo · $3,268/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-204

Break-even live

Break-even rent $1,455

Max offer price $118,889

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-161	+0% $-204	+5% $-248	+10% $-292
Rent	-10% $-299	-5% $-252	+0% $-204	+5% $-157	+10% $-110
Rate	-1.0pp $-126	-0.5pp $-165	base $-204	+0.5pp $-245	+1.0pp $-285

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 W Campeche Ave Unit 3 Alton, TX	2.0	2.0	900	$1,100	$1.22	45d	1	0.24mi
116 W Campeche Ave Unit 4 Alton, TX	3.0	2.0	1175	$1,200	$1.02	45d	1	0.24mi
310 E Adams Ave Alton, TX	3.0	2.0	1196	$1,400	$1.17	46d	1	0.26mi
120 W Diamond Ave Unit 3 Alton, TX	2.0	2.0	958	$1,100	$1.15	25d	1	0.28mi
308 W Campeche Ave Unit 2 Alton, TX	3.0	2.0	1184	$1,165	$0.98	45d	1	0.34mi
307 W Campeche Ave Unit 3 Alton, TX	2.0	2.0	980	$1,100	$1.12	25d	1	0.36mi
307 W Campeche Ave Unit 4 Alton, TX	3.0	2.0	1148	$1,300	$1.13	25d	1	0.36mi
312 W Campeche Ave Unit 1 Alton, TX	2.0	2.0	1000	$1,065	$1.06	25d	1	0.53mi
312 W Campeche Ave Unit 4 Alton, TX	3.0	2.0	1000	$1,165	$1.17	25d	1	0.53mi
308 W Campeche Ave Unit 1 Alton, TX	2.0	2.0	916	$1,000	$1.09	45d	1	0.53mi
904 W Mahala Ave Unit 3 Alton, TX	2.0	2.0	900	$925	$1.03	25d	1	0.80mi
909 W Kohala Ave Unit 1 Alton, TX	3.0	2.0	1100	$1,050	$0.95	16d	1	0.80mi
908 Kentucky St Unit 3 Alton, TX	2.0	2.0	928	$1,075	$1.16	25d	1	0.81mi
805 W Sunset Valley St Unit 3 Alton, TX	2.0	2.0	928	$1,050	$1.13	25d	1	0.81mi
912 Kentucky St #3 Alton, TX	2.0	2.0	950	$1,100	$1.16	16d	1	0.82mi
1000 Kentucky St Unit 1 Alton, TX	2.0	2.0	928	$1,075	$1.16	45d	1	0.83mi
913 W Sunset Valley St Mission, TX	3.0	2.0	1040	$1,300	$1.25	45d	1	0.88mi
1005 W La Pointe Ave Unit 3 Alton, TX	3.0	2.0	1100	$1,175	$1.07	45d	1	0.89mi
1005 W La Pointe Ave Unit 3 Alton, TX	3.0	2.0	1100	$1,175	$1.07	25d	1	0.89mi
1001 W Sunset Valley St Alton, TX	3.0	2.0	1050	$1,200	$1.14	45d	1	0.89mi
1001 W Sunset Valley St Unit 4 Alton, TX	3.0	2.0	1092	$1,100	$1.01	45d	1	0.90mi
1001 W Sunset Valley St Unit 4 Alton, TX	3.0	2.0	1092	$1,100	$1.01	25d	1	0.90mi
908 W Kohala Ave Unit 1 Alton, TX	2.0	2.0	900	$950	$1.06	16d	1	0.90mi
713 N Maryland St Unit 4 Alton, TX	3.0	2.0	1000	$1,100	$1.10	25d	1	0.91mi
805 N Maryland St Unit 3 Mission, TX	2.0	2.0	893	$1,115	$1.25	23d	1	0.93mi
1001 N Maryland St Apt 1 Alton, TX	3.0	2.0	1092	$1,075	$0.98	16d	1	0.99mi
1404 Karen Dr Unit C Alton, TX	2.0	2.5	1058	$1,500	$1.42	16d	1	1.14mi
1408 Karen Dr Unit B Alton, TX	2.0	2.5	1172	$1,500	$1.28	16d	1	1.14mi
1401 Karen Dr Unit B Alton, TX	2.0	2.5	1058	$1,500	$1.42	16d	1	1.16mi
1409 Karen Dr Unit B Alton, TX	2.0	2.5	1079	$1,500	$1.39	16d	1	1.16mi
809 S Michigan St Unit 4 Alton, TX	2.0	1.5	1000	$875	$0.88	45d	1	1.17mi
1309 W Garfield Ave Unit 3 Alton, TX	2.0	2.0	957	$900	$0.94	25d	1	1.19mi
1327 W Garfield Ave Unit 3 Alton, TX	2.0	2.0	995	$925	$0.93	25d	1	1.22mi
1327 W Garfield Ave Unit 2 Alton, TX	2.0	2.0	900	$1,000	$1.11	16d	1	1.22mi
1302 W Harrison Ave Unit 1 Alton, TX	2.0	2.0	1050	$890	$0.85	45d	1	1.24mi
810 S Missouri St Apt 2 Alton, TX	2.0	2.0	990	$925	$0.93	23d	1	1.25mi
1310 W Harrison Ave Unit 2 Alton, TX	3.0	2.0	1050	$1,325	$1.26	45d	1	1.26mi
1310 W Harrison Ave Unit 3 Alton, TX	3.0	2.0	1050	$1,325	$1.26	25d	1	1.26mi
825 S Mississippi St Unit C Alton, TX	2.0	2.0	912	$800	$0.88	21d	1	1.27mi
1412 W Harrison Ave Unit 3 Alton, TX	3.0	2.5	1200	$975	$0.81	23d	1	1.32mi

Listing history 31 events

1. 2026-06-15
   status $155,000 Pending 127 DOM
2. 2026-06-14
   statusdays on market $155,000 Option 127 DOM
3. 2026-06-10
   days on market $155,000 Active 124 DOM
4. 2026-06-09
   days on market $155,000 Active 123 DOM
5. 2026-06-08
   days on market $155,000 Active 122 DOM
6. 2026-06-07
   pricedays on market $155,000 Active 121 DOM
7. 2026-06-03
   days on market $162,000 Active 117 DOM
8. 2026-06-02
   days on market $162,000 Active 116 DOM
9. 2026-06-01
   days on market $162,000 Active 115 DOM
10. 2026-05-31
    days on market $162,000 Active 114 DOM
11. 2026-05-31
    days on market $162,000 Active 113 DOM
12. 2026-03-08
    price $170,000 710-char remark

    Show marketing remark (710 chars)

    Beautifully remodeled 3-bedroom, 1-bath home tucked away on a quiet cul-de-sac in Palm Heights. This move-in-ready property features high ceilings, all-new tile flooring, fresh interior paint, and updated windows with new blinds throughout. Major upgrades provide peace of mind, including a brand-new roof (2024), new HVAC system, and new water heating boiler—big-ticket items already taken care of. Enjoy a spacious backyard with a covered patio, ideal for relaxing or entertaining. Walking distance to Alton Elementary School, plus convenient access to shopping, dining, and local entertainment. Zoned to Mission CISD. A fully updated home in a prime location—schedule your private tour today.

13. 2026-02-06
    listed $179,000 Active 710-char remark

    Show marketing remark (710 chars)

    Beautifully remodeled 3-bedroom, 1-bath home tucked away on a quiet cul-de-sac in Palm Heights. This move-in-ready property features high ceilings, all-new tile flooring, fresh interior paint, and updated windows with new blinds throughout. Major upgrades provide peace of mind, including a brand-new roof (2024), new HVAC system, and new water heating boiler—big-ticket items already taken care of. Enjoy a spacious backyard with a covered patio, ideal for relaxing or entertaining. Walking distance to Alton Elementary School, plus convenient access to shopping, dining, and local entertainment. Zoned to Mission CISD. A fully updated home in a prime location—schedule your private tour today.

14. 2026-01-22
    historical
15. 2025-11-03
    price $184,900
16. 2025-11-03
    price $184,900
17. 2025-11-03
    price $184,000
18. 2025-08-27
    status Active
19. 2025-08-27
    price $197,000
20. 2025-08-21
    listed $197,000 Active
21. 2025-08-19
    historical
22. 2025-07-11
    price $198,000
23. 2025-07-11
    price $198,000
24. 2025-04-24
    price $215,000
25. 2025-04-24
    status Active
26. 2025-04-24
    price $215,000
27. 2025-04-08
    listed $240,000 Active
28. 2025-04-08
    historical
29. 2025-03-26
    listed $240,000 Active
30. 2024-01-31
    soldstatus
31. 1994-09-12
    soldstatus

ⓘ 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: $3,268 · $272/mo
• Projected year-2 tax: $3,268 · $272/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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: $14,360
• − Mortgage interest: −$8,682
• − Property taxes: −$3,268
• − Insurance: −$775
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$4,509
• Taxable loss: −$5,172
• Est. tax savings @ 24.0%: +$1,241
• After-tax cash flow: $-1,212/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

-29.2% since first listed

20 events — show timeline

• 2026-03-08 Price Changed $170,000 MCALLENMLS
• 2026-02-06 Listed $179,000 MCALLENMLS
• 2026-01-22 Listing Removed — HARMLS
• 2025-11-03 Price Changed $184,900 MCALLENMLS
• 2025-11-03 Price Changed $184,900 HARMLS
• 2025-11-03 Price Changed $184,000 HARMLS
• 2025-08-27 Relisted — HARMLS
• 2025-08-27 Price Changed $197,000 HARMLS
• 2025-08-21 Listed $197,000 MCALLENMLS
• 2025-08-19 Listing Removed — HARMLS
• 2025-07-11 Price Changed $198,000 HARMLS
• 2025-07-11 Price Changed $198,000 MCALLENMLS
• 2025-04-24 Price Changed $215,000 HARMLS
• 2025-04-24 Relisted — HARMLS
• 2025-04-24 Price Changed $215,000 MCALLENMLS
• 2025-04-08 Listing Removed — HARMLS
• 2025-04-08 Listed $240,000 HARMLS
• 2025-03-26 Listed $240,000 MCALLENMLS
• 2024-01-31 Sold (Public Records) — Public Records
• 1994-09-12 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,268 · +30.6% YoY. Source: county tax records.