2509 E Israel Ave · Alton, TX 78572

$529,900

None bd · None ba · 4,319 sqft · MultiFamily · 115 Days on market

Built 2025 Good condition 0.26 ac lot $123/sqft · 15% above area Est $462k · 15% over $42/mo HOA · 3% of rent ↓ 2% 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).

• Cash flow +16.1/30.0
• DSCR +5.0/10.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• ARV discount +0.9/15.0
• 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

FULLY LEASED Four-plex that's now available for sale! In the brand-new subdivision of Sunterra. This modern residential building consists of four individual units, each offering a spacious layout featuring three bedrooms and two bathrooms, making it an ideal choice for families or individuals seeking ample living space. The property is located in a desirable and convenient neighborhood, with easy access to essential amenities, schools, shopping centers, and recreational facilities, making it an attractive option for those looking for a balanced lifestyle between urban convenience and residential tranquility. Whether you're an investor looking for a promising opportunity in the real estate market or a homebuyer searching for a comfortable and contemporary living space, this four-plex with its uniform three-bedroom, two-bathroom layout and included stainless steel appliances presents an excellent chance to acquire a high-quality property with great potential.

Key facts

• Spacious layout
• 0.26 acre lot
• 10 parking spots

Tags

• BRAND-NEW SUBDIVISION
• DESIRABLE NEIGHBORHOOD
• EASY ACCESS TO AMENITIES
• SPACIOUS LAYOUT
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2-bath units multifamily listed at $530k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive. Per door: $67/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 $503k (5.1% below list).
• Recommended offer: $482k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• 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.
• Market conditions: Rents flat; 852 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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).
• At $5,029/mo this rent would consume 111% of the median local household income ($54k/yr) (locally 1714% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 115 days — a 9% lower offer ($482k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $482,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.95% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (median comp): $461,911
• List price: $529,900
• Delta: 14.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2612 E Israel Ave	0.09mi	—/—	4,168 (-4%)	4mo	$515,000	$124	86
2604 Israel Ave	0.06mi	—/—	4,032 (-7%)	2mo	$499,000	$124	84
2904 E Israel Ave	0.20mi	—/—	4,168 (-4%)	4mo	$515,000	$124	82
2709 E Israel Ave	0.12mi	—/—	4,032 (-7%)	8mo	$515,000	$128	76
2908 E Israel Ave	0.00mi	—/—	4,632 (+7%)	17mo	$549,900	$119	74
2909 E Israel Ave	0.00mi	—/—	4,632 (+7%)	18mo	$549,900	$119	73
2912 E Israel Ave	0.15mi	—/—	4,632 (+7%)	16mo	$549,900	$119	67
1417 S Xanthia St	0.61mi	—/—	4,216 (-2%)	6mo	$489,000	$116	63
1220 S Xanthia St	0.58mi	—/—	4,029 (-7%)	8mo	$479,000	$119	55
1300 S Yankton St	0.63mi	—/—	4,054 (-6%)	7mo	$478,000	$118	55
1221 S Yankton	0.61mi	—/—	4,029 (-7%)	8mo	$479,000	$119	54
1412 S Yankton St	0.67mi	—/—	4,054 (-6%)	18mo	$498,000	$123	44

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 · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.47×
• Total profit: $-78,902
• Equity at exit: $79,010

10-year hold

• IRR: -10.6%
• Equity multiple: 0.42×
• Total profit: $-86,640
• Equity at exit: $45,816

Cash invested: $148,372 (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 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 35.1×

Monthly cashflow live

• Estimated rent: $5,029 high
• Mortgage (P&I): −$2,779
• Tax est. 1.5%: −$662 /mo · $7,948/yr
• Insurance: −$221
• HOA: −$42
• Vacancy / Maint / Mgmt: −$1,056
• Net cashflow: $269

Break-even live

Break-even rent $4,689

Max offer price $529,900

Occupancy floor 90%

Sensitivity live

Price	-10% $635	-5% $452	+0% $269	+5% $86	+10% $-97
Rent	-10% $-128	-5% $70	+0% $269	+5% $468	+10% $666
Rate	-1.0pp $536	-0.5pp $404	base $269	+0.5pp $132	+1.0pp $-8

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$5,028
Total (4 units)			$5,029

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: $132,475
• Closing costs: $15,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2612 E Israel Ave Unit A Alton, TX	2.0	2.0	4172	$1,200	$0.29	44d	1	0.06mi
1100 S Stewart Blvd Alton, TX	2.0	1.0	3991	$959	$0.24	44d	1	0.11mi
2904 E Israel Ave Unit A Alton, TX	2.0	2.0	4172	$1,200	$0.29	44d	1	0.17mi
2601 E Garfield Ave Unit 2 Alton, TX	2.0	2.0	4292	$975	$0.23	44d	1	0.25mi
2703 E Garfield Ave Unit A Alton, TX	3.0	2.0	4088	$950	$0.23	24d	1	0.26mi
5704 Puffin Ave Unit 4 Palmhurst, TX	2.0	2.0	4372	$1,050	$0.24	44d	1	1.12mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 19 events

1. 2026-06-18
   days on market $529,900 Active 115 DOM
2. 2026-06-17
   days on market $529,900 Active 114 DOM
3. 2026-06-16
   days on market $529,900 Active 113 DOM
4. 2026-06-15
   days on market $529,900 Active 112 DOM
5. 2026-06-14
   days on market $529,900 Active 110 DOM
6. 2026-06-10
   days on market $529,900 Active 107 DOM
7. 2026-06-09
   days on market $529,900 Active 106 DOM
8. 2026-06-08
   days on market $529,900 Active 105 DOM
9. 2026-06-07
   days on market $529,900 Active 104 DOM
10. 2026-06-03
    days on market $529,900 Active 100 DOM
11. 2026-06-02
    days on market $529,900 Active 99 DOM
12. 2026-06-01
    days on market $529,900 Active 98 DOM
13. 2026-05-31
    days on market $529,900 Active 97 DOM
14. 2026-05-31
    days on market $529,900 Active 96 DOM
15. 2026-02-23
    listed $529,900 Active 971-char remark

    Show marketing remark (971 chars)

    FULLY LEASED Four-plex that's now available for sale! In the brand-new subdivision of Sunterra. This modern residential building consists of four individual units, each offering a spacious layout featuring three bedrooms and two bathrooms, making it an ideal choice for families or individuals seeking ample living space. The property is located in a desirable and convenient neighborhood, with easy access to essential amenities, schools, shopping centers, and recreational facilities, making it an attractive option for those looking for a balanced lifestyle between urban convenience and residential tranquility. Whether you're an investor looking for a promising opportunity in the real estate market or a homebuyer searching for a comfortable and contemporary living space, this four-plex with its uniform three-bedroom, two-bathroom layout and included stainless steel appliances presents an excellent chance to acquire a high-quality property with great potential.

16. 2026-01-07
    price $529,900
17. 2025-07-22
    listed $534,900 Active
18. 2025-07-11
    listed $535,000 Active
19. 2025-04-23
    listed $539,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $60,348
• − Mortgage interest: −$29,683
• − Property taxes: −$7,948
• − Insurance: −$2,650
• − Repairs & maintenance: −$4,828
• − Management: −$4,828
• − HOA: −$504
• − Depreciation: −$15,415
• Taxable loss: −$5,508
• Est. tax savings @ 24.0%: +$1,322
• After-tax cash flow: $4,549/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

Good 80/100 None rehab

This four-plex is in excellent condition with modern finishes and a well-maintained exterior. It is fully leased and presents an excellent opportunity for investors looking to increase its value through minor improvements.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Add a small front porch — Can increase both resale and rental value by adding a welcoming feature to the front of the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Add a small front porch — Can increase both resale and rental value by adding a welcoming feature to the front of the property. ↑

ⓘ 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: 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
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 78,024
• Household income: $54,298
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1714.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 47% White 12% Asian 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Slovak 1% Portuguese 0%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 22% English-only · Spanish 76%

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: ▼ -62.35%
• Current HPI: 209.3573
• Rent YoY: ▲ 0.93%
• 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

-1.9% since first listed

5 events — show timeline

• 2026-02-23 Listed $529,900 MCALLENMLS
• 2026-01-07 Price Changed $529,900 MCALLENMLS
• 2025-07-22 Listed $534,900 MCALLENMLS
• 2025-07-11 Listed $535,000 MCALLENMLS
• 2025-04-23 Listed $539,900 MCALLENMLS