933 W Hackberry Ave · Alamo, TX 78516

$115,000

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 28 Days on market

Built 1977 6,717 sqft lot Est $177k · 35% under

---

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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Cabana South in Alamo! This home is a hidden gem with tons of potential! Located in the heart of Alamo, it's the perfect fixer-upper for anyone looking to customize and add value. With some TLC, you can turn this property into a beautiful space to call home or a great investment opportunity. Whether you're an investor or a homeowner with vision, this is your chance to make it your own in a great location.

Key facts

• 6,717 sq ft lot
• Built 1977
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.8% 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+, crime F, amenities F.
• Pharr-San Juan-Alamo ISD (suburban): math 18% / reading 30% proficiency, ranked #740 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Santos Livas El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 527 students, 90% FRL); Alamo Middle (math 10% / reading 22%, grade F, #1,543 of 1,662 statewide, top 94%, 698 students, 94% FRL); Psja Memorial Early College H S (math 20% / reading 31%, grade F, #1,246 of 1,632 statewide, top 77%, 1,860 students, 94% FRL) — zoned schools average 93% FRL vs 72% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 349 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 28 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.12% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $177,480
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
831 W Hackberry Ave	0.12mi	3/1.0	1,061 (-8%)	6mo	$169,000	$159	75
703 N 7th St	0.35mi	3/1.5	1,091 (-6%)	4mo	$158,000	$145	69
1210 W Frontage Rd	0.35mi	3/2.0	1,080 (-7%)	10mo	$165,000	$153	60
1210 Nebraska Rd	0.50mi	3/2.0	1,232 (+6%)	11mo	$325,000	$264	54
1313 Royal Palm St	0.61mi	4/2.0 (+1)	1,206 (+4%)	12mo	$172,400	$143	46
701 Franziska St	0.62mi	3/2.0	1,187 (+2%)	21mo	$165,000	$139	46
1307 Royal Palm St	0.59mi	2/1.0 (-1)	1,080 (-7%)	15mo	$81,659	$76	43
421 Becker St	0.71mi	3/2.0	1,220 (+5%)	20mo	$189,000	$155	38
1333 E 9th Rd	0.59mi	3/2.0	1,330 (+15%)	19mo	$229,500	$173	29

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-4,644
• Equity at exit: $17,147

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $14,025
• Equity at exit: $9,943

Cash invested: $32,200 (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: 349
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$603
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $219

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 78%

Sensitivity live

Price	-10% $284	-5% $252	+0% $219	+5% $187	+10% $154
Rent	-10% $118	-5% $169	+0% $219	+5% $270	+10% $321
Rate	-1.0pp $277	-0.5pp $249	base $219	+0.5pp $190	+1.0pp $159

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	45d	1	0.23mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	24d	1	0.23mi
740 N Alamo Rd Unit 1 Alamo, TX	2.0	2.0	956	$1,200	$1.26	45d	1	0.23mi
1122 Country Club Dr Unit 4 Alamo, TX	3.0	2.0	1060	$1,200	$1.13	15d	1	0.70mi
1233 Country Club Dr Unit 4 Alamo, TX	2.0	2.0	1099	$1,050	$0.96	45d	1	0.70mi
812 Santa Anna Dr Alamo, TX	2.0	2.0	1400	$2,000	$1.43	15d	1	0.71mi
1225 Valle Vista St Unit 2 Alamo, TX	3.0	2.0	1040	$1,300	$1.25	45d	1	0.77mi
444 E Acacia Ave Unit 3 Alamo, TX	3.0	2.0	1107	$1,300	$1.17	24d	1	0.79mi
529 Country Club Dr Alamo, TX	3.0	2.0	1419	$1,950	$1.37	15d	1	0.82mi
436 E Acacia Ave Alamo, TX	3.0	2.0	1130	$1,225	$1.08	15d	1	0.82mi
1305 Valle Vista St Unit 4 Alamo, TX	3.0	2.0	1050	$1,300	$1.24	45d	1	0.83mi
404 N Cesar Chavez Rd Alamo, TX	2.0	2.0	783	$1,079	$1.38	45d	2	0.83mi
428 E Acacia Ave Unit 4 Alamo, TX	3.0	2.0	1040	$1,300	$1.25	24d	1	0.85mi
1032 Palm Dr Apt 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	24d	1	0.93mi
1036 Palm Dr Unit 1 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	24d	1	0.93mi
1020 Palm Dr Unit 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	24d	1	0.93mi
913 S 13th St Unit 1 Alamo, TX	2.0	2.0	1008	$1,050	$1.04	45d	1	0.96mi
1225 Valle Vista St Unit 3 Alamo, TX	3.0	2.0	1050	$1,250	$1.19	45d	1	1.04mi
1309 Valle Vista St Unit 3 Alamo, TX	3.0	2.0	1050	$1,250	$1.19	45d	1	1.05mi
435 Medina Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,200	$1.32	45d	1	1.06mi
443 Medina Ln Unit 3 Alamo, TX	2.0	2.0	908	$1,125	$1.24	24d	1	1.06mi
435 Medina Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	24d	1	1.06mi
438 Alma Ave Alamo, TX	4.0	2.0	1392	$1,600	$1.15	15d	1	1.08mi
1020 Palm Dr Unit 1 Alamo, TX	3.0	2.0	1078	$1,275	$1.18	45d	1	1.11mi
439 Frio Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	24d	1	1.13mi
427 Frio Ln Apt 4 Alamo, TX	3.0	2.0	1118	$1,275	$1.14	45d	1	1.13mi
440 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	45d	1	1.13mi
448 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	45d	1	1.13mi
448 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	24d	1	1.13mi
440 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	24d	1	1.13mi
444 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,125	$1.24	24d	1	1.13mi
440 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,275	$1.40	45d	1	1.13mi
427 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	22d	1	1.13mi
312 E Crockett Ave Alamo, TX	2.0	1.0	700	$699	$1.00	45d	1	1.18mi
217 Rafael Dr Unit 4 San Juan, TX	2.0	2.0	1078	$1,100	$1.02	45d	1	1.25mi
221 Rafael Dr Unit 1 San Juan, TX	2.0	2.0	1200	$1,150	$0.96	45d	1	1.26mi
405 Rafael Dr Apt 2 San Juan, TX	3.0	2.0	1200	$1,250	$1.04	45d	1	1.29mi
1809 N Mangrove St San Juan, TX	3.0	2.0	1392	$1,950	$1.40	20d	1	1.30mi
400 Rafael Dr Unit 3 San Juan, TX	2.0	2.0	969	$1,100	$1.14	22d	1	1.31mi
404 Rafael Dr Unit 1 San Juan, TX	2.0	2.0	1044	$1,080	$1.03	45d	1	1.32mi

Listing history 7 events

1. 2026-04-08
   soldstatus
2. 2025-08-13
   soldstatus
3. 2025-06-02
   status Pending
4. 2025-05-23
   status Pending
5. 2025-05-15
   historical Option
6. 2025-04-03
   listed $115,000 Active
7. 2025-04-03
   listed $115,000 Active

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$377/yr (+$31/mo · 21.8%)

ⓘ 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 · 66% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $15,407
• − Mortgage interest: −$6,442
• − Property taxes: −$1,727
• − Insurance: −$575
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,345
• Taxable income: $852
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $2,428/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: Pharr-San Juan-Alamo ISD
• NCES district ID: 4834860
• Math proficiency: 18% ▼ -34.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $33,757
• Composite: 19.63/100
• National rank: #8744
• State rank: #740 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

+0.0% since first listed

7 events — show timeline

• 2026-04-08 Sold (Public Records) — Public Records
• 2025-08-13 Sold (Public Records) — Public Records
• 2025-06-02 Pending — RGVMLS
• 2025-05-23 Pending — MCALLENMLS
• 2025-05-15 Contingent — MCALLENMLS
• 2025-04-03 Listed $115,000 MCALLENMLS
• 2025-04-03 Listed $115,000 RGVMLS

Property tax history

+4.0%/yr

Latest (2025): $1,727 · +11.4% YoY. Source: county tax records.