7908 Hackberry St · Monte Alto, TX 78538

$100,000

3 bd · 2.0 ba · 1,797 sqft · SingleFamily public records · 183 Days on market

Built 1980 8,929 sqft lot $56/sqft · 68% below area ↓ 12% 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 +28.4/30.0
• DSCR +10.0/10.0
• Appreciation +8.9/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Exceptional investment opportunity! This 3-bedroom, 2-bathroom home offers 1,792 sq ft of living space and sits on a spacious .20 fully fenced lot. A perfect canvas for strategic buyers to transform and maximize value. Property offers excellent value-add opportunity with strong ARV potential for the final product. Ideal for investors, flippers, or buyers allowing a true blank canvas to customize to your liking. Don't miss this opportunity!

Key facts

• 8,929 sq ft lot
• 2 parking spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,072 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Monte Alto ISD (rural): math 16% / reading 26% proficiency, ranked #777 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 143 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($691 loan paydown + $8k appreciation (7.8% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.86%
• DSCR: 1.62
• GRM: 6.2

CMA / ARV

• ARV (median comp): $316,561
• List price: $100,000
• Delta: -68.41%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8218 Fm 2812	0.57mi	3/2.0	1,720 (-4%)	12mo	$300,000	$174	56

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

Projected returns pro-forma

7.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.4%
• Equity multiple: 3.16×
• Total profit: $60,593
• Equity at exit: $74,636

10-year hold

• IRR: 27.3%
• Equity multiple: 6.73×
• Total profit: $160,572
• Equity at exit: $146,894

Cash invested: $28,000 (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 78538

• Home prices YoY: 3.3%
• Active inventory: 143
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$177 /mo · $2,125/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $323

Break-even live

Break-even rent $941

Max offer price $100,000

Occupancy floor 71%

Sensitivity live

Price	-10% $380	-5% $352	+0% $323	+5% $295	+10% $267
Rent	-10% $217	-5% $270	+0% $323	+5% $377	+10% $430
Rate	-1.0pp $374	-0.5pp $349	base $323	+0.5pp $298	+1.0pp $271

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $100,000 Active 183 DOM
2. 2026-06-18
   days on market $100,000 Active 181 DOM
3. 2026-06-17
   days on market $100,000 Active 180 DOM
4. 2026-06-16
   days on market $100,000 Active 179 DOM
5. 2026-06-15
   days on market $100,000 Active 178 DOM
6. 2026-06-15
   pricedays on market $100,000 Active 177 DOM
7. 2026-06-13
   days on market $110,000 Active 176 DOM
8. 2026-06-12
   days on market $110,000 Active 175 DOM
9. 2026-06-10
   days on market $110,000 Active 172 DOM
10. 2026-06-08
    days on market $110,000 Active 171 DOM
11. 2026-06-08
    days on market $110,000 Active 170 DOM
12. 2026-06-05
    days on market $110,000 Active 168 DOM
13. 2026-06-03
    days on market $110,000 Active 166 DOM
14. 2026-06-02
    days on market $110,000 Active 165 DOM
15. 2026-06-01
    days on market $110,000 Active 164 DOM
16. 2026-05-31
    days on market $110,000 Active 163 DOM
17. 2026-03-12
    price $110,000 443-char remark

    Show marketing remark (443 chars)

    Exceptional investment opportunity! This 3-bedroom, 2-bathroom home offers 1,792 sq ft of living space and sits on a spacious .20 fully fenced lot. A perfect canvas for strategic buyers to transform and maximize value. Property offers excellent value-add opportunity with strong ARV potential for the final product. Ideal for investors, flippers, or buyers allowing a true blank canvas to customize to your liking. Don't miss this opportunity!

18. 2025-12-20
    listed $125,000 Active 443-char remark

    Show marketing remark (443 chars)

    Exceptional investment opportunity! This 3-bedroom, 2-bathroom home offers 1,792 sq ft of living space and sits on a spacious .20 fully fenced lot. A perfect canvas for strategic buyers to transform and maximize value. Property offers excellent value-add opportunity with strong ARV potential for the final product. Ideal for investors, flippers, or buyers allowing a true blank canvas to customize to your liking. Don't miss this opportunity!

19. 2000-07-12
    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: $2,125 · $177/mo
• Projected year-2 tax: $2,125 · $177/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 5/10 Major FEMA zone X · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $16,202
• − Mortgage interest: −$5,602
• − Property taxes: −$2,125
• − Insurance: −$500
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,909
• Taxable income: $2,474
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $3,288/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: Monte Alto ISD
• NCES district ID: 4831230
• Math proficiency: 16% ▼ -27.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $36,135
• Composite: 17.38/100
• National rank: #9069
• State rank: #777 of 826 in TX

Livability — Monte Alto

• Score: 60/100
• State rank: #1072
• US rank: #19024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monte Alto, TX
• City population: 10,740
• Population (ZIP): 10,740

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 (98%)
• Race & ethnicity: Hispanic / Latino 98% Two or more races 58% White 2%
• Hispanic origin (detail): Mexican 96%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 25% · Canada
• Languages at home: 9% English-only · Spanish 90% Other Indo-European 1%

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: ▲ 7.80%
• Current HPI: 244.519
• 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

-12.0% since first listed

3 events — show timeline

• 2026-03-12 Price Changed $110,000 MCALLENMLS
• 2025-12-20 Listed $125,000 MCALLENMLS
• 2000-07-12 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,125 · +20.0% YoY. Source: county tax records.