1701 E Campeche Ave · Alton, TX 78573

$170,000

3 bd · 2.0 ba · 1,695 sqft · SingleFamily public records · 21 Days on market

Built 1994 0.37 ac lot $100/sqft · 18% below area Est $206k · 18% under

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.2/30.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.7/10.0
• DSCR +0.0/10.0

Listing remarks

This is a remarkable opportunity to own a very unique 3 bedroom, 3 bath property in the bustling area of Alton! This sprawling property rests on . 36 of an acre and contains a shrine, home, shed with solar panels, and a second connected living area all surrounded by a sprawling fence with front gate! Renovated both aesthetically and functionally, this home has a lot to offer. From the entrance you have a great living area with small office space that opens into the dining room and kitchen. The kitchen and dining area have been opened up to give a great sense of space that works wonders. The master bedroom is then next to the dining area along with the other bedroom. The third bedroom is ind

Key facts

• Sprawling property
• 0.37 acre lot
• 2 garage spots

Tags

• SPRAWLING PROPERTY
• SHED WITH SOLAR PANELS
• SECOND CONNECTED LIVING AREA
• FULL KITCHEN AND BATH

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached garage facing front; 2 total parking spaces (2 covered, 2 garage spaces)
• Security: Smoke detector(s)
• Utilities: Public water; City sewer; Internet access available; Cable available; Electric service
• Home design: Not new construction
• Construction: Brick construction; Composition shingle roof; Slab foundation
• Exterior features: Manual gate; Mature trees; Storage structure on property; Corner lot; Irregular lot; Paved road access

Interior

• Kitchen: Electric water heater; Other appliances
• Bedrooms: Primary bedroom with walk-in closet(s)
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Thermostat (energy efficient feature)
• Interior features: Granite countertops; Built-in features; Ceiling fans; Crown/cove molding; Decorative/high ceilings; Window coverings
• Laundry & utility: Laundry room with washer/dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-383 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (39.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (26.2% below list).
• Recommended offer: $102k (39.8% below list) — sets the bar for cash-flow.
• Cap rate 3.6% 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $18k of equity ($1k loan paydown + $17k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask is 10525% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• 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 $102,382 (39.8% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.74% ✗
• Cap rate: 3.59%
• Cash-on-cash: -9.65%
• DSCR: 0.57
• GRM: 11.3

CMA / ARV

• ARV (median comp): $206,342
• List price: $170,000
• Delta: -17.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1524 E Filmore Ave	0.12mi	3/2.0	1,526 (-10%)	0mo	$227,300	$149	78
2107 E La Pointe Ave	0.39mi	4/2.0 (+1)	1,699 (+0%)	1mo	$265,000	$156	76
2113 E Madison Ave	0.55mi	3/2.5	1,487 (-12%)	13mo	$299,900	$202	41
817 Quarry Dr	0.57mi	3/2.5	1,469 (-13%)	22mo	$245,000	$167	31
1303 N Rockport St	0.73mi	3/2.0	1,455 (-14%)	24mo	$269,975	$186	23

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: 17.4%
• Equity multiple: 2.42×
• Total profit: $67,658
• Equity at exit: $153,149

10-year hold

• IRR: 16.3%
• Equity multiple: 5.57×
• Total profit: $217,325
• Equity at exit: $330,273

Cash invested: $47,600 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$891
• Tax from tax record: −$411 /mo · $4,934/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-383

Break-even live

Break-even rent $1,739

Max offer price $102,382

Occupancy floor —

Sensitivity live

Price	-10% $-287	-5% $-335	+0% $-383	+5% $-431	+10% $-479
Rent	-10% $-482	-5% $-432	+0% $-383	+5% $-333	+10% $-284
Rate	-1.0pp $-297	-0.5pp $-340	base $-383	+0.5pp $-427	+1.0pp $-472

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 Karen Dr Unit C Alton, TX	2.0	2.5	1058	$1,500	$1.42	16d	1	0.77mi
1408 Karen Dr Unit B Alton, TX	2.0	2.5	1172	$1,500	$1.28	16d	1	0.77mi
1401 Karen Dr Unit B Alton, TX	2.0	2.5	1058	$1,500	$1.42	16d	1	0.78mi
1409 Karen Dr Unit B Alton, TX	2.0	2.5	1079	$1,500	$1.39	16d	1	0.78mi
2601 E Franklin Ave Unit 3 Alton, TX	3.0	2.0	1075	$1,000	$0.93	45d	1	0.85mi
2605 E Franklin Ave Unit 1 Alton, TX	3.0	2.0	1087	$1,125	$1.03	45d	1	0.86mi
2609 E Franklin Ave Unit 4 Alton, TX	3.0	2.0	1073	$995	$0.93	45d	1	0.87mi
2608 E Franklin Ave Unit 4 Alton, TX	3.0	2.0	1073	$995	$0.93	25d	1	0.90mi
310 E Adams Ave Alton, TX	3.0	2.0	1196	$1,400	$1.17	46d	1	0.90mi
2704 E Franklin Ave Apt 2 Alton, TX	3.0	2.0	1103	$950	$0.86	20d	1	0.92mi
2712 E Franklin Ave Alton, TX	2.0	2.0	1110	$1,000	$0.90	45d	1	0.94mi
2909 E Israel Ave Unit B Alton, TX	3.0	2.0	1158	$995	$0.86	45d	1	1.07mi
116 W Campeche Ave Unit 4 Alton, TX	3.0	2.0	1175	$1,200	$1.02	45d	1	1.07mi
2713 E Israel Ave Unit 1 Alton, TX	3.0	2.0	1100	$1,350	$1.23	45d	1	1.12mi
2804 E Israel Ave Unit 4 Alton, TX	3.0	2.0	1050	$1,275	$1.21	45d	1	1.16mi
308 W Campeche Ave Unit 2 Alton, TX	3.0	2.0	1184	$1,165	$0.98	45d	1	1.19mi
2909 E Israel Ave Unit C Alton, TX	3.0	2.0	1158	$1,095	$0.95	45d	1	1.19mi
307 W Campeche Ave Unit 4 Alton, TX	3.0	2.0	1148	$1,300	$1.13	25d	1	1.19mi

Listing history 25 events

1. 2026-05-16
   status Pending 892-char remark
2. 2026-05-05
   historical $1,600
3. 2026-05-05
   historical Option 892-char remark
4. 2026-04-25
   listed $1,600
5. 2026-04-24
   listed $170,000 Active 892-char remark
6. 2025-04-25
   listed $170,000 Active
7. 2024-04-24
   listed $175,000 Active
8. 2023-07-11
   price $185,000
9. 2023-06-30
   price $192,500
10. 2023-06-21
    price $205,000
11. 2023-06-20
    price $215,000
12. 2023-06-14
    price $225,000
13. 2023-06-10
    listed $228,000 Active
14. 2021-06-30
    listed $209,000 Active
15. 2021-01-07
    listed $159,000 Active
16. 2021-01-06
    soldstatus
17. 2018-06-05
    price $121,000
18. 2017-06-23
    soldstatus Sold
19. 2017-05-03
    historical
20. 2017-05-03
    price $135,000
21. 2017-03-24
    listed $135,000 Active
22. 2013-05-08
    soldstatus
23. 2010-09-30
    soldstatus
24. 2008-02-27
    soldstatus
25. 1998-03-24
    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: $4,934 · $411/mo
• Projected year-2 tax: $4,934 · $411/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 ≥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: $15,049
• − Mortgage interest: −$9,523
• − Property taxes: −$4,934
• − Insurance: −$850
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$4,945
• Taxable loss: −$7,611
• Est. tax savings @ 24.0%: +$1,827
• After-tax cash flow: $-2,767/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

-98.8% since first listed

25 events — show timeline

• 2026-05-16 Pending — MCALLENMLS
• 2026-05-05 Rental Removed $1,600 MCALLENMLS
• 2026-05-05 Contingent — MCALLENMLS
• 2026-04-25 Listed for Rent $1,600 MCALLENMLS
• 2026-04-24 Listed $170,000 MCALLENMLS
• 2025-04-25 Listed $170,000 MCALLENMLS
• 2024-04-24 Listed $175,000 MCALLENMLS
• 2023-07-11 Price Changed $185,000 MCALLENMLS
• 2023-06-30 Price Changed $192,500 MCALLENMLS
• 2023-06-21 Price Changed $205,000 MCALLENMLS
• 2023-06-20 Price Changed $215,000 MCALLENMLS
• 2023-06-14 Price Changed $225,000 MCALLENMLS
• 2023-06-10 Listed $228,000 MCALLENMLS
• 2021-06-30 Listed $209,000 MCALLENMLS
• 2021-01-07 Listed $159,000 MCALLENMLS
• 2021-01-06 Sold (Public Records) — Public Records
• 2018-06-05 Price Changed $121,000 MCALLENMLS
• 2017-06-23 Sold (MLS) — MCALLENMLS
• 2017-05-03 Price Changed $135,000 MCALLENMLS
• 2017-05-03 Delisted — MCALLENMLS
• 2017-03-24 Listed $135,000 MCALLENMLS
• 2013-05-08 Sold (Public Records) — Public Records
• 2010-09-30 Sold (Public Records) — Public Records
• 2008-02-27 Sold (Public Records) — Public Records
• 1998-03-24 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $4,934 · +16.4% YoY. Source: county tax records.