610 S Linda St · Alton, TX 78573

$345,000

None bd · None ba · 3,584 sqft · MultiFamily · 174 Days on market

Built 2019 Good condition 9,344 sqft lot $96/sqft · 23% below area Est $448k · 23% under $46/mo HOA · 6% of rent ↓ 5% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Great investment opportunity with this well-maintained 4-plex! Each unit offers a functional layout with tile flooring throughout, spacious living areas, and comfortable bedrooms. The property provides practical features including ample parking, low-maintenance exterior, and a layout that supports steady rental demand. Conveniently located near schools, shopping, and major roadways, this property offers easy access to everyday essentials. Ideal for investors looking to expand their portfolio or owner-occupants seeking additional income potential. With solid rental appeal and long-term value, this 4-plex is a great addition to any investment strategy!

Key facts

• Ample parking
• Tile flooring
• Functional layout

Tags

• WELL-MAINTAINED 4-PLEX
• FUNCTIONAL LAYOUT
• TILE FLOORING
• SPACIOUS LIVING AREAS
• AMPLE PARKING
• LOW-MAINTENANCE EXTERIOR

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $345k. Condition is rated good.
• This rent per unit is only 17% of the median local income ($55k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive. Per door: $24/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 $320k (7.2% below list).
• Recommended offer: $304k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.2% 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.
• 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.
• Zoned schools: Jessie L Jensen El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 543 students, 88% FRL); Sharyland North J H (math 46% / reading 42%, grade D, #512 of 1,662 statewide, top 32%, 806 students, 74% FRL); Sharyland Pioneer H S (math 31% / reading 51%, grade F, #774 of 1,632 statewide, top 49%, 1,471 students, 68% FRL) — zoned schools average 77% FRL vs 55% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 936 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 48% 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 $37k of equity ($2k loan paydown + $34k 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 + 3.0% rent growth), your $97k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($304k) 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: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $303,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
10. 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.
11. 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: 0.93% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (median comp): $447,751
• List price: $345,000
• Delta: -22.95%
• 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
606 S Linda St S	0.02mi	—/—	3,584 (0%)	0mo	$375,000	$105	99
602 S Linda St S	0.03mi	—/—	3,584 (0%)	0mo	$375,000	$105	98
518 S Linda St S	0.05mi	—/—	3,584 (0%)	2mo	$375,000	$105	96
2611 E Eisenhower Ave	0.12mi	—/—	3,600 (+0%)	7mo	$390,000	$108	88
704 S Linda St	0.04mi	—/—	3,600 (+0%)	19mo	$380,000	$106	81
2604 Israel Ave	0.30mi	—/—	4,032 (+12%)	5mo	$499,000	$124	61
2709 E Israel Ave	0.24mi	—/—	4,032 (+12%)	12mo	$515,000	$128	58
201 N Linares St	0.66mi	—/—	3,696 (+3%)	17mo	$365,000	$99	50
1220 S Xanthia St	0.51mi	—/—	4,029 (+12%)	11mo	$479,000	$119	47
1221 S Yankton	0.53mi	—/—	4,029 (+12%)	11mo	$479,000	$119	46
1300 S Yankton St	0.55mi	—/—	4,054 (+13%)	10mo	$478,000	$118	44
206 N Linares St	0.64mi	—/—	4,080 (+14%)	18mo	$400,000	$98	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $194,201
• Equity at exit: $310,803

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $567,143
• Equity at exit: $670,259

Cash invested: $96,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 42 active · 2 under contract
• Months of supply: 50.4 mo (2%/mo absorbed)
• Median asking: $492,500 ($119/sqft)
• Median days on market: 95 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +5.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78573

• Home prices YoY: 8.0%
• Active inventory: 936
• Price-to-rent: 35.9×

Monthly cashflow live

• Estimated rent: $3,200 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$46
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $98

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$3,200
Total (4 units)			$3,200

Break-even live

Break-even rent $3,076

Max offer price $345,000

Occupancy floor 92%

Sensitivity live

Price	-10% $336	-5% $217	+0% $98	+5% $-21	+10% $-141
Rent	-10% $-155	-5% $-29	+0% $98	+5% $224	+10% $351
Rate	-1.0pp $272	-0.5pp $186	base $98	+0.5pp $8	+1.0pp $-83

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: $86,250
• Closing costs: $10,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 S Linda St Apt 1 Mission, TX	2.0	1.5	900	$800	$0.89	5d	1	0.01mi
606 S Linda St Unit 3 Mission, TX	2.0	1.5	900	$850	$0.94	119d	1	0.03mi
806 S Linda St Unit 2 Mission, TX	3.0	2.0	1118	$1,225	$1.10	5d	1	0.05mi
810 S Linda St Unit 4 Mission, TX	3.0	2.0	1118	$1,225	$1.10	62d	1	0.05mi
810 S Linda St Unit 3 Mission, TX	2.0	2.0	908	$1,075	$1.18	62d	1	0.05mi
806 S Linda St Mission, TX	3.0	2.0	1118	$1,225	$1.10	62d	1	0.05mi
2805 E Garfield Ave Unit 1 Alton, TX	3.0	2.0	1110	$1,050	$0.95	62d	1	0.06mi
2711 E Garfield Ave Unit 4 Alton, TX	3.0	2.0	4440	$995	$0.22	5d	1	0.07mi
2711 E Garfield Ave Unit 4 Alton, TX	3.0	2.0	4440	$995	$0.22	62d	1	0.07mi
2712 E Eisenhower Ave Alton, TX	2.0	2.0	900	$975	$1.08	0d	1	0.07mi
2710 E Garfield Ave Unit 2 Alton, TX	3.0	2.0	1036	$1,100	$1.06	139d	1	0.08mi
2708 E Eisenhower Ave Unit 1 Alton, TX	2.0	2.0	900	$1,025	$1.14	62d	1	0.08mi
2708 E Eisenhower Ave Unit 4 Alton, TX	1.0	1.0	900	$925	$1.03	117d	1	0.08mi
2707 E Garfield Ave Unit A Alton, TX	3.0	2.0	1022	$1,100	$1.08	5d	1	0.09mi
2707 E Garfield Ave Unit A Alton, TX	3.0	2.0	1022	$1,100	$1.08	4d	1	0.09mi
2707 E Garfield Ave Unit A Alton, TX	3.0	2.0	1022	$1,100	$1.08	139d	1	0.09mi
2706 E Garfield Ave Unit 3 Alton, TX	3.0	2.0	1036	$1,200	$1.16	5d	1	0.09mi
2706 E Garfield Ave Unit 3 Alton, TX	3.0	2.0	1036	$1,150	$1.11	139d	1	0.09mi
2712 E Franklin Ave Alton, TX	2.0	2.0	1110	$1,000	$0.90	139d	1	0.10mi
2704 E Eisenhower Ave Unit 27044 Mission, TX	1.0	1.0	—	$875	—	62d	1	0.10mi
2704 E Eisenhower Ave Unit 27043 Mission, TX	2.0	2.0	930	$995	$1.07	5d	1	0.10mi
2703 E Garfield Ave Unit A Alton, TX	3.0	2.0	4088	$950	$0.23	119d	1	0.11mi
2813 E Hayes Ave Unit 5 Alton, TX	3.0	2.0	—	$1,275	—	0d	1	0.11mi
2813 E Hayes Ave Unit 1 Alton, TX	2.0	2.0	—	$1,075	—	0d	1	0.11mi
2813 E Hayes Ave Unit 4 Alton, TX	3.0	2.0	—	$1,225	—	0d	1	0.11mi
806 S Linda St Unit 3 Alton, TX	2.0	2.0	908	$1,075	$1.18	5d	1	0.12mi
2809 E Hayes Ave Alton, TX	2.0	2.0	—	$1,075	—	4d	1	0.12mi
2809 E Hayes Ave Alton, TX	3.0	2.0	—	$1,275	—	3d	1	0.12mi
2704 E Franklin Ave Apt 2 Alton, TX	3.0	2.0	1103	$950	$0.86	114d	1	0.12mi
2704 E Franklin Ave Unit 1 Alton, TX	3.0	2.0	1103	$995	$0.90	5d	1	0.12mi
2608 E Garfield Ave Mission, TX	3.0	2.0	1000	$1,100	$1.10	139d	1	0.12mi
2605 E Garfield Ave Unit 2 Alton, TX	3.0	2.0	1103	$995	$0.90	5d	1	0.13mi
2805 E Hayes Ave Unit 2 Alton, TX	3.0	2.0	118	$1,250	$10.59	4d	1	0.13mi
2805 E Hayes Ave Unit 3 Alton, TX	2.0	2.0	908	$1,075	$1.18	4d	1	0.13mi
2805 E Hayes Ave Alton, TX	3.0	2.0	—	$1,225	—	4d	1	0.13mi
2606 E Eisenhower Ave Unit 4 Mission, TX	2.0	1.0	800	$975	$1.22	0d	1	0.14mi
2604 E Garfield Ave Unit 4 Alton, TX	3.0	2.0	1100	$1,100	$1.00	5d	1	0.14mi
2608 E Franklin Ave Unit 4 Alton, TX	3.0	2.0	1073	$995	$0.93	119d	1	0.14mi
2601 E Garfield Ave Unit 2 Alton, TX	2.0	2.0	4292	$975	$0.23	139d	1	0.14mi
2607 E Eisenhower Ave Unit 4 Mission, TX	3.0	2.5	—	$999	—	139d	1	0.15mi

Listing history 50 events

1. 2026-09-24
   days on market $345,000 Active 174 DOM
2. 2026-09-23
   days on market $345,000 Active 173 DOM
3. 2026-09-22
   days on market $345,000 Active 172 DOM
4. 2026-09-21
   pricedays on market $345,000 Active 171 DOM
5. 2026-09-20
   days on market $365,000 Active 170 DOM
6. 2026-09-19
   days on market $365,000 Active 169 DOM
7. 2026-09-18
   days on market $365,000 Active 168 DOM
8. 2026-09-17
   days on market $365,000 Active 167 DOM
9. 2026-09-16
   days on market $365,000 Active 166 DOM
10. 2026-09-15
    days on market $365,000 Active 165 DOM
11. 2026-09-14
    days on market $365,000 Active 164 DOM
12. 2026-09-13
    days on market $365,000 Active 163 DOM
13. 2026-09-12
    days on market $365,000 Active 162 DOM
14. 2026-09-11
    days on market $365,000 Active 161 DOM
15. 2026-09-05
    days on market $365,000 Active 155 DOM
16. 2026-09-04
    days on market $365,000 Active 154 DOM
17. 2026-09-03
    days on market $365,000 Active 153 DOM
18. 2026-08-31
    days on market $365,000 Active 150 DOM
19. 2026-08-30
    days on market $365,000 Active 149 DOM
20. 2026-08-29
    days on market $365,000 Active 148 DOM
21. 2026-08-28
    days on market $365,000 Active 147 DOM
22. 2026-08-27
    days on market $365,000 Active 146 DOM
23. 2026-08-25
    days on market $365,000 Active 144 DOM
24. 2026-08-24
    days on market $365,000 Active 143 DOM
25. 2026-08-23
    days on market $365,000 Active 142 DOM
26. 2026-08-22
    days on market $365,000 Active 141 DOM
27. 2026-08-21
    days on market $365,000 Active 140 DOM
28. 2026-08-20
    pricedays on market $365,000 Active 139 DOM
29. 2026-08-19
    days on market $375,000 Active 138 DOM
30. 2026-08-18
    days on market $375,000 Active 137 DOM
31. 2026-08-17
    days on market $375,000 Active 136 DOM
32. 2026-08-16
    days on market $375,000 Active 135 DOM
33. 2026-08-15
    days on market $375,000 Active 134 DOM
34. 2026-08-15
    days on market $375,000 Active 133 DOM
35. 2026-08-13
    days on market $375,000 Active 132 DOM
36. 2026-08-12
    days on market $375,000 Active 131 DOM
37. 2026-08-11
    days on market $375,000 Active 130 DOM
38. 2026-08-10
    days on market $375,000 Active 129 DOM
39. 2026-08-09
    days on market $375,000 Active 128 DOM
40. 2026-08-08
    days on market $375,000 Active 127 DOM
41. 2026-08-07
    days on market $375,000 Active 126 DOM
42. 2026-08-06
    days on market $375,000 Active 125 DOM
43. 2026-08-05
    days on market $375,000 Active 124 DOM
44. 2026-08-04
    days on market $375,000 Active 123 DOM
45. 2026-08-03
    days on market $375,000 Active 122 DOM
46. 2026-07-31
    days on market $375,000 Active 119 DOM
47. 2026-07-29
    days on market $375,000 Active 117 DOM
48. 2026-07-27
    days on market $375,000 Active 115 DOM
49. 2026-07-25
    days on market $375,000 Active 113 DOM
50. 2026-07-24
    days on market $375,000 Active 112 DOM

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 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: $38,400
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − HOA: −$552
• − Depreciation: −$10,036
• Taxable loss: −$4,558
• Est. tax savings @ 24.0%: +$1,094
• After-tax cash flow: $2,267/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $17,920–$53,760 screening

This 4-plex is well-maintained and ready for investment, with good condition and minimal repairs needed.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Counters granite Appliances black HVAC central · new lt5

Value-add opportunities

• Both landscaping — enhances curb appeal and value ↑
• Both furniture — improves living space and rental appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Jessie L Jensen El F TX #3,836/4,322 Nat'l #35,191/41,679 Middle Sharyland North J H D TX #512/1,662 Nat'l #4,963/14,009 High Sharyland Pioneer H S F TX #774/1,632 Nat'l #7,961/17,239

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

D Composite livability gradescore 58/100

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 · 955,232 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: 6% of renters

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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%

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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%

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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: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-4.7% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $395,000 MCALLENMLS
• 2026-03-23 Price Changed $414,500 MCALLENMLS
• 2026-03-23 Listed $355,000 MCALLENMLS
• 2026-03-20 Listed $414,500 MCALLENMLS