1100 W Hayes Ave · Alton, TX 78573

$69,950

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 155 Days on market

Built 2006 7,000 sqft lot $51/sqft · 68% below area

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Located in the established Trosper Heights neighborhood in the City of Alton, this property features a framed 3-bedroom, 2-bath home with 1,389 square feet of living area that is not yet completed. An excellent opportunity for investors, flippers, or buyers looking to finish their future forever home. Enjoy a quiet residential setting with convenient access to schools, parks, local shops, and everyday amenities, along with easy access to major roads. Ideal for completing a custom home, with space for pets, gardening, or personal projects. The area continues to grow, offering strong long-term value. Two additional lots are available nearby, with possible discounted pricing when purchased together—great for extended family living or future development

Key facts

• Space for gardening
• Space for pets
• 7,000 sq ft lot

Tags

• TROSPER HEIGHTS NEIGHBORHOOD
• QUIET RESIDENTIAL SETTING
• CONVENIENT ACCESS TO SCHOOLS
• ACCESS TO MAJOR ROADS
• SPACE FOR PETS
• SPACE FOR GARDENING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.6% 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: schools F, crime F, amenities 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.
• Market conditions: Rents rising (+2.5%/yr); 623 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.5% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.
• Climate carrying-cost: severe wind risk, 96% 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 $61,556 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.59% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.90%
• DSCR: 1.62
• GRM: 5.3

CMA / ARV

• ARV (median comp): $221,043
• List price: $69,950
• Delta: -68.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 W Dawes Ave	0.28mi	3/2.5	1,389 (+1%)	6mo	$187,000	$135	78
1305 Franklin Ave	0.30mi	3/2.0	1,351 (-2%)	6mo	$242,000	$179	77
617 W Garfield Ave	0.21mi	3/2.0	1,272 (-8%)	1mo	$234,900	$185	76
909 W Sycamore Ave	0.19mi	3/2.0	1,283 (-7%)	4mo	$212,000	$165	76
1119 Franklin Ave	0.25mi	3/2.0	1,485 (+8%)	1mo	$260,000	$175	74
1003 W Garfield Ave	0.10mi	3/2.0	1,199 (-13%)	3mo	$175,000	$146	71
1815 W Ignacio Ave	0.52mi	3/2.0	1,361 (-1%)	4mo	$235,000	$173	70
2006 W Olympia Ave	0.73mi	3/2.0	1,377 (-0%)	1mo	$250,000	$182	65
1921 W Olympia Ave	0.72mi	3/2.0	1,392 (+1%)	5mo	$266,000	$191	61
524 Maryland St	0.23mi	3/2.5	1,559 (+13%)	6mo	$269,000	$173	61
2017 W Olympia Ave	0.72mi	3/2.0	1,290 (-6%)	0mo	$255,000	$198	55
2105 W Olympia Ave	0.72mi	3/2.5	1,447 (+5%)	3mo	$263,000	$182	54

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: 34.3%
• Equity multiple: 3.66×
• Total profit: $52,051
• Equity at exit: $63,017

10-year hold

• IRR: 29.3%
• Equity multiple: 8.20×
• Total profit: $140,946
• Equity at exit: $135,897

Cash invested: $19,586 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,109 high
• Mortgage (P&I): −$367
• Tax from tax record: −$253 /mo · $3,039/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $227

Break-even live

Break-even rent $822

Max offer price $69,950

Occupancy floor 75%

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: $17,488
• Closing costs: $2,098
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
809 S Michigan St Unit 4 Alton, TX	2.0	1.5	1000	$875	$0.88	43d	1	0.12mi
1302 W Harrison Ave Unit 1 Alton, TX	2.0	2.0	1050	$890	$0.85	43d	1	0.16mi
1310 W Harrison Ave Unit 3 Alton, TX	3.0	2.0	1050	$1,325	$1.26	23d	1	0.17mi
1310 W Harrison Ave Unit 2 Alton, TX	3.0	2.0	1050	$1,325	$1.26	43d	1	0.17mi
1309 W Garfield Ave Unit 3 Alton, TX	2.0	2.0	957	$900	$0.94	23d	1	0.19mi
825 S Mississippi St Unit C Alton, TX	2.0	2.0	912	$800	$0.88	19d	1	0.21mi
1409 S Michigan St Unit 1/3 Alton, TX	2.0	2.0	1005	$1,175	$1.17	19d	1	0.22mi
1409 S Michigan St Unit 1 Alton, TX	2.0	2.0	1100	$1,175	$1.07	14d	1	0.22mi
1327 W Garfield Ave Unit 3 Alton, TX	2.0	2.0	995	$925	$0.93	23d	1	0.22mi
1327 W Garfield Ave Unit 2 Alton, TX	2.0	2.0	900	$1,000	$1.11	14d	1	0.22mi
810 S Missouri St Apt 2 Alton, TX	2.0	2.0	990	$925	$0.93	21d	1	0.23mi
1412 W Harrison Ave Unit 3 Alton, TX	3.0	2.5	1200	$975	$0.81	21d	1	0.25mi
1421 W Harrison Ave Unit 6 Alton, TX	3.0	2.0	1008	$750	$0.74	23d	1	0.28mi
1421 W Harrison Ave Alton, TX	3.0	2.0	1008	$925	$0.92	43d	1	0.28mi
1421 W Harrison Ave Alton, TX	3.0	2.0	1008	$750	$0.74	19d	1	0.28mi
1428 W Harrison Ave Unit 3 Alton, TX	2.0	2.0	1000	$975	$0.97	23d	1	0.30mi
1410 S Michigan St Unit 4 Alton, TX	3.0	2.0	1054	$1,175	$1.11	43d	1	0.37mi
1503 W Saint Francis Ave Unit 3 Alton, TX	2.0	2.0	950	$885	$0.93	23d	1	0.50mi
1503 W Saint Francis Ave Apt 10 Alton, TX	2.0	2.0	950	$875	$0.92	43d	1	0.50mi
2805 W Harrison Ave Apt 2 Alton, TX	3.0	2.0	1118	$1,225	$1.10	43d	1	0.53mi
2805 W Harrison Ave Apt 2 Alton, TX	3.0	2.0	1118	$1,225	$1.10	23d	1	0.53mi
2809 W Harrison Ave Apt 3 Alton, TX	2.0	2.0	908	$1,075	$1.18	23d	1	0.53mi
2813 W Harrison Ave Apt 2 Alton, TX	3.0	2.0	1118	$1,225	$1.10	44d	1	0.53mi
2817 W Harrison Ave Unit 3 ALTON TX Alton, TX	2.0	2.0	908	$1,075	$1.18	43d	1	0.53mi
2813 W Harrison Ave Apt 2 Alton, TX	3.0	2.0	1118	$1,225	$1.10	23d	1	0.53mi
2809 W Harrison Ave Unit 2 Alton, TX	3.0	2.0	1118	$1,225	$1.10	43d	1	0.53mi
2809 W Harrison Ave Apt 1 Alton, TX	2.0	2.0	908	$1,075	$1.18	43d	1	0.53mi
2805 W Harrison Ave Apt 1 Alton, TX	2.0	2.0	908	$1,075	$1.18	43d	1	0.53mi
2813 W Harrison Ave Apt 1 Alton, TX	2.0	2.0	908	$1,075	$1.18	43d	1	0.53mi
2816 W Harrison Ave Unit 1 Alton, TX	2.0	2.0	908	$1,075	$1.18	43d	1	0.53mi
2712 W Harrison Ave Unit 4 Alton, TX	3.0	2.0	1118	$1,225	$1.10	43d	1	0.53mi
2904 W Harrison Ave Apt 2 Alton, TX	3.0	2.0	1118	$1,225	$1.10	43d	1	0.53mi
2808 W Harrison Ave Unit 1 Alton, TX	2.0	2.0	908	$1,075	$1.18	43d	1	0.53mi
2612 W Harrison Ave Apt 3 Alton, TX	2.0	2.0	908	$1,075	$1.18	43d	1	0.53mi
2904 W Harrison Ave Apt 3 Alton, TX	2.0	2.0	908	$1,075	$1.18	43d	1	0.53mi
2712 W Harrison Ave Unit 3 Alton, TX	2.0	2.0	908	$1,075	$1.18	43d	1	0.53mi
2812 W Harrison Ave Unit 3 Alton, TX	2.0	2.0	908	$1,075	$1.18	43d	1	0.53mi
2708 W Harrison Ave Unit 4 Alton, TX	3.0	2.0	1118	$1,225	$1.10	23d	1	0.53mi
2704 W Harrison Ave Unit 2 Alton, TX	3.0	2.0	1119	$1,225	$1.09	23d	1	0.53mi
2708 W Harrison Ave Unit 3 Alton, TX	2.0	2.0	908	$1,075	$1.18	23d	1	0.53mi

Listing history 7 events

1. 2026-06-03
   days on market $69,950 Active 155 DOM
2. 2026-06-02
   days on market $69,950 Active 154 DOM
3. 2026-06-01
   days on market $69,950 Active 153 DOM
4. 2026-05-31
   days on market $69,950 Active 152 DOM
5. 2026-05-31
   days on market $69,950 Active 151 DOM
6. 2025-12-30
   listed $69,950 Active 765-char remark

   Show marketing remark (765 chars)

   Located in the established Trosper Heights neighborhood in the City of Alton, this property features a framed 3-bedroom, 2-bath home with 1,389 square feet of living area that is not yet completed. An excellent opportunity for investors, flippers, or buyers looking to finish their future forever home. Enjoy a quiet residential setting with convenient access to schools, parks, local shops, and everyday amenities, along with easy access to major roads. Ideal for completing a custom home, with space for pets, gardening, or personal projects. The area continues to grow, offering strong long-term value. Two additional lots are available nearby, with possible discounted pricing when purchased together—great for extended family living or future development

7. 2005-05-23
   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: $3,039 · $253/mo
• Projected year-2 tax: $3,039 · $253/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 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $13,307
• − Mortgage interest: −$3,918
• − Property taxes: −$3,039
• − Insurance: −$350
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$2,035
• Taxable income: $1,836
• Est. tax owed @ 24.0%: −$441
• After-tax cash flow: $2,281/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

2 events — show timeline

• 2025-12-30 Listed $69,950 MCALLENMLS
• 2005-05-23 Sold (Public Records) — Public Records

Property tax history

+11.5%/yr

Latest (2025): $3,039 · +20.3% YoY. Source: county tax records.