439 Medina Ln · Alamo, TX 78516

$475,000

None bd · None ba · 4,052 sqft · MultiFamily · 185 Days on market

Built 2025 Excellent condition 0.25 ac lot $117/sqft · 6% below area Est $504k · 6% under

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Why this score? — see what drove the C- 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 +19.4/30.0
• ARV discount +10.1/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Condition / age +5.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Brand New Multi-Family. Exceptional investment opportunity in a desirable multi-family subdivision just minutes from Expressway 83,top schools, shopping,and dining.These newly built fourplexes offer modern design, strong tenant appeal,and immediate cash flow.Each unit features a bright open-concept layout with elegant wood-look tile flooring, a contemporary kitchen with custom cabinetry,quartz countertops,and a spacious island providing ample storage and workspace.Bedrooms are generously sized with large closets,and the primary suites include a luxurious frameless glass shower and walk-in closet.Additional highlights include private fenced backyards for every unit,stainless steel appliances,in-unit washer and dryer, and covered carports.This is an outstanding opportunity for investors seeking a low- maintenance,high-demand rental asset in a rapidly growing area.Don’t miss your chance to own a premium multi-family property with long-term value and impressive rental potential.

Key facts

• Custom cabinetry
• Spacious island
• Quartz countertops

Tags

• MODERN DESIGN
• OPEN-CONCEPT LAYOUT
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS
• SPACIOUS ISLAND
• LARGE CLOSETS

What this means for you Summary

Snapshot

• This is a multifamily listed at $475k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $475k).
• Recommended offer: $418k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.7% in Alamo — 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 62/100 on livability (#916 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, schools D, crime F.
• Donna ISD (suburban): math 11% / reading 18% proficiency, ranked #821 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 350 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $4,825/mo this rent would consume 109% of the median local household income ($53k/yr) (locally 476% 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 $3k of loan paydown is wiped out by about $14k 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 185 days — a 12% lower offer ($418k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $418,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 D-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. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $503,866
• List price: $475,000
• Delta: -5.73%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1229 Country Club Dr	0.41mi	—/—	3,998 (-1%)	13mo	$490,000	$123	68
1200 Country Club Dr	0.41mi	—/—	4,228 (+4%)	12mo	$510,000	$121	64
1122 Country Club Dr	0.41mi	—/—	4,228 (+4%)	13mo	$510,000	$121	63

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-43,197
• Equity at exit: $70,824

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $6,076
• Equity at exit: $41,069

Cash invested: $133,000 (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 78516

• Home prices YoY: -6.5%
• Active inventory: 350
• Price-to-rent: 32.8×

Monthly cashflow live

• Estimated rent: $4,825 high
• Mortgage (P&I): −$2,491
• Tax est. 1.5%: −$594 /mo · $7,125/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,013
• Net cashflow: $529

Break-even live

Break-even rent $4,155

Max offer price $475,000

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,824
Total (4 units)			$4,825

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 E Acacia Ave Unit 2 Alamo, TX	2.0	2.0	4266	$1,025	$0.24	23d	1	1.36mi
445 E Acacia Ave Unit 1 Alamo, TX	3.0	2.0	4266	$1,100	$0.26	23d	1	1.36mi

Listing history 17 events

1. 2026-06-18
   days on market $475,000 Active 185 DOM
2. 2026-06-17
   days on market $475,000 Active 184 DOM
3. 2026-06-16
   days on market $475,000 Active 183 DOM
4. 2026-06-15
   days on market $475,000 Active 182 DOM
5. 2026-06-14
   days on market $475,000 Active 180 DOM
6. 2026-06-13
   days on market $475,000 Active 179 DOM
7. 2026-06-10
   days on market $475,000 Active 177 DOM
8. 2026-06-09
   days on market $475,000 Active 176 DOM
9. 2026-06-08
   days on market $475,000 Active 175 DOM
10. 2026-06-07
    days on market $475,000 Active 174 DOM
11. 2026-06-05
    days on market $475,000 Active 171 DOM
12. 2026-06-03
    days on market $475,000 Active 170 DOM
13. 2026-06-02
    days on market $475,000 Active 169 DOM
14. 2026-06-01
    days on market $475,000 Active 168 DOM
15. 2026-05-31
    days on market $475,000 Active 167 DOM
16. 2026-05-31
    days on market $475,000 Active 166 DOM
17. 2025-12-15
    listed $475,000 Active 1004-char remark

    Show marketing remark (1004 chars)

    Brand New Multi-Family. Exceptional investment opportunity in a desirable multi-family subdivision just minutes from Expressway 83,top schools, shopping,and dining.These newly built fourplexes offer modern design, strong tenant appeal,and immediate cash flow.Each unit features a bright open-concept layout with elegant wood-look tile flooring, a contemporary kitchen with custom cabinetry,quartz countertops,and a spacious island providing ample storage and workspace.Bedrooms are generously sized with large closets,and the primary suites include a luxurious frameless glass shower and walk-in closet.Additional highlights include private fenced backyards for every unit,stainless steel appliances,in-unit washer and dryer, and covered carports.This is an outstanding opportunity for investors seeking a low- maintenance,high-demand rental asset in a rapidly growing area.Don’t miss your chance to own a premium multi-family property with long-term value and impressive rental potential.

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $57,900
• − Mortgage interest: −$26,607
• − Property taxes: −$7,125
• − Insurance: −$2,375
• − Repairs & maintenance: −$4,632
• − Management: −$4,632
• − Depreciation: −$13,818
• Taxable loss: −$1,290
• Est. tax savings @ 24.0%: +$309
• After-tax cash flow: $6,659/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

Excellent 100/100 None rehab

This newly built fourplex is in excellent condition with modern amenities and a well-maintained exterior. It is an ideal investment opportunity with immediate cash flow and strong tenant appeal.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances both resale and rental appeal.
• Both Addition of smart home features — Improves both resale and rental appeal by adding modern amenities.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances both resale and rental appeal. ↑
• Both Addition of smart home features — Improves both resale and rental appeal by adding modern amenities. ↑

ⓘ 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: Donna ISD
• NCES district ID: 4817390
• Math proficiency: 11% ▼ -30.00%
• Reading proficiency: 18% ▼ -13.00%
• Median HH income: $27,330
• Composite: 11.16/100
• National rank: #9728
• State rank: #821 of 826 in TX

Livability — Alamo

• Score: 62/100
• State rank: #916
• US rank: #16356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamo, TX
• County: Hidalgo County · 623,128 people
• City population: 34,370
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 34,370
• Household income: $53,229
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 476.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 40% White 10% Black 1%
• Hispanic origin (detail): Mexican 86%
• Foreign-born: 29% · Canada
• Languages at home: 24% 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: ▼ -15.56%
• Current HPI: 225.4438
• Rent YoY: —
• 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 event — show timeline

• 2025-12-15 Listed $475,000 MCALLENMLS