610 S Linda St · Alton, TX 78573

$375,000

None bd · None ba · 3,584 sqft · MultiFamily · 127 Days on market

Built 2019 Good condition 9,344 sqft lot $105/sqft · 17% below area Est $453k · 17% under $46/mo HOA · 5% 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 +14.0/30.0
• Appreciation +10.0/10.0
• DSCR +4.2/10.0
• 1% rule +4.1/10.0
• 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 $375k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $48 ($582/yr) — positive. Per door: $12/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 $340k (9.3% below list).
• Recommended offer: $330k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.3% 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: 763 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $40k of equity ($3k loan paydown + $38k 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 $105k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $330,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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: 0.91% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

• ARV (median comp): $452,528
• List price: $375,000
• Delta: -17.13%
• 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
518 S Linda St S	0.05mi	—/—	3,584 (0%)	1mo	$375,000	$105	97
2611 E Eisenhower Ave	0.12mi	—/—	3,600 (+0%)	5mo	$390,000	$108	89
704 S Linda St	0.04mi	—/—	3,600 (+0%)	18mo	$380,000	$106	83
2806 Eisenhower Ave	0.04mi	—/—	3,600 (+0%)	21mo	$450,000	$125	80
2604 Israel Ave	0.30mi	—/—	4,032 (+12%)	4mo	$499,000	$124	62
2709 E Israel Ave	0.24mi	—/—	4,032 (+12%)	10mo	$515,000	$128	60
201 N Linares St	0.66mi	—/—	3,696 (+3%)	16mo	$365,000	$99	51
1220 S Xanthia St	0.51mi	—/—	4,029 (+12%)	9mo	$479,000	$119	48
1221 S Yankton	0.53mi	—/—	4,029 (+12%)	9mo	$479,000	$119	47
1300 S Yankton St	0.55mi	—/—	4,054 (+13%)	8mo	$478,000	$118	46
206 N Linares St	0.64mi	—/—	4,080 (+14%)	17mo	$400,000	$98	33
1412 S Yankton St	0.63mi	—/—	4,054 (+13%)	19mo	$498,000	$123	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: 24.7%
• Equity multiple: 2.98×
• Total profit: $207,401
• Equity at exit: $337,830

10-year hold

• IRR: 21.8%
• Equity multiple: 6.80×
• Total profit: $608,493
• Equity at exit: $728,543

Cash invested: $105,000 (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 →

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

Active competition Active MLS

• For sale now: 35 active · 2 under contract
• Months of supply: 35.0 mo (3%/mo absorbed)
• Median asking: $494,000 ($118/sqft)
• Median days on market: 88 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: +7.4% 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: 763
• Price-to-rent: 36.8×

Monthly cashflow live

• Estimated rent: $3,400 high
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$46
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $48

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$3,400
Total (4 units)			$3,400

Break-even live

Break-even rent $3,339

Max offer price $375,000

Occupancy floor 94%

Sensitivity live

Price	-10% $308	-5% $178	+0% $48	+5% $-81	+10% $-211
Rent	-10% $-220	-5% $-86	+0% $48	+5% $183	+10% $317
Rate	-1.0pp $237	-0.5pp $144	base $48	+0.5pp $-49	+1.0pp $-148

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: $93,750
• Closing costs: $11,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 S Linda St Unit 3 Mission, TX	2.0	1.5	900	$850	$0.94	72d	1	0.03mi
810 S Linda St Unit 4 Mission, TX	3.0	2.0	1118	$1,225	$1.10	15d	1	0.05mi
810 S Linda St Unit 3 Mission, TX	2.0	2.0	908	$1,075	$1.18	15d	1	0.05mi
806 S Linda St Mission, TX	3.0	2.0	1118	$1,225	$1.10	15d	1	0.05mi
2805 E Garfield Ave Unit 1 Alton, TX	3.0	2.0	1110	$1,050	$0.95	15d	1	0.06mi
2711 E Garfield Ave Unit 4 Alton, TX	3.0	2.0	4440	$995	$0.22	15d	1	0.07mi
2710 E Garfield Ave Unit 2 Alton, TX	3.0	2.0	1036	$1,100	$1.06	93d	1	0.08mi
2708 E Eisenhower Ave Unit 1 Alton, TX	2.0	2.0	900	$1,025	$1.14	15d	1	0.08mi
2708 E Eisenhower Ave Unit 4 Alton, TX	1.0	1.0	900	$925	$1.03	70d	1	0.08mi
2707 E Garfield Ave Unit A Alton, TX	3.0	2.0	1022	$1,100	$1.08	93d	1	0.09mi
2706 E Garfield Ave Unit 3 Alton, TX	3.0	2.0	1036	$1,150	$1.11	93d	1	0.09mi
2712 E Franklin Ave Alton, TX	2.0	2.0	1110	$1,000	$0.90	93d	1	0.10mi
2704 E Eisenhower Ave Unit 27044 Mission, TX	1.0	1.0	—	$875	—	15d	1	0.10mi
2703 E Garfield Ave Unit A Alton, TX	3.0	2.0	4088	$950	$0.23	72d	1	0.11mi
2704 E Franklin Ave Apt 2 Alton, TX	3.0	2.0	1103	$950	$0.86	68d	1	0.12mi
2608 E Garfield Ave Mission, TX	3.0	2.0	1000	$1,100	$1.10	93d	1	0.12mi
2608 E Franklin Ave Unit 4 Alton, TX	3.0	2.0	1073	$995	$0.93	72d	1	0.14mi
2601 E Garfield Ave Unit 2 Alton, TX	2.0	2.0	4292	$975	$0.23	93d	1	0.14mi
2607 E Eisenhower Ave Unit 4 Mission, TX	3.0	2.5	—	$999	—	93d	1	0.15mi
2609 E Franklin Ave Unit 4 Alton, TX	3.0	2.0	1073	$995	$0.93	93d	1	0.17mi
2605 E Franklin Ave Unit 1 Alton, TX	3.0	2.0	1087	$1,125	$1.03	93d	1	0.18mi
2510 E Garfield Ave Unit 1 Alton, TX	3.0	2.0	950	$1,000	$1.05	15d	1	0.18mi
2601 E Franklin Ave Unit 4 Alton, TX	3.0	2.0	1075	$950	$0.88	15d	1	0.19mi
2601 E Franklin Ave Unit 3 Alton, TX	3.0	2.0	1075	$1,000	$0.93	93d	1	0.19mi
2506 E Garfield Ave Unit 1 Alton, TX	3.0	2.0	—	$975	—	15d	1	0.20mi
2905 E Israel Ave Unit A Alton, TX	2.0	2.0	938	$950	$1.01	72d	1	0.21mi
2809 E Israel Ave Unit 1 Alton, TX	3.0	2.0	999	$1,250	$1.25	15d	1	0.22mi
2909 E Israel Ave Unit C Alton, TX	3.0	2.0	1158	$1,095	$0.95	93d	1	0.22mi
2713 E Israel Ave Unit 1 Alton, TX	3.0	2.0	—	$1,250	—	15d	1	0.23mi
2713 E Israel Ave Unit 1 Alton, TX	3.0	2.0	1100	$1,350	$1.23	93d	1	0.23mi
2912 E Israel Ave Unit D Alton, TX	3.0	2.0	1158	$975	$0.84	15d	1	0.24mi
2912 E Israel Ave Unit D Alton, TX	3.0	2.0	—	$950	—	93d	1	0.24mi
2908 E Israel Ave Unit D Alton, TX	3.0	2.0	1158	$1,070	$0.92	15d	1	0.24mi
2904 E Israel Ave Unit A Alton, TX	2.0	2.0	4172	$1,200	$0.29	93d	1	0.24mi
2503 E Franklin Ave Unit 1 Alton, TX	2.0	2.5	—	$995	—	63d	1	0.24mi
2503 E Franklin Ave Alton, TX	2.0	2.0	—	$995	—	15d	1	0.24mi
2613 E Israel Ave Unit 1 Alton, TX	3.0	2.0	4032	$1,200	$0.30	15d	1	0.25mi
2804 E Israel Ave Unit 4 Alton, TX	3.0	2.0	1050	$1,275	$1.21	93d	1	0.25mi
2609 E Israel Ave Unit 4 Alton, TX	3.0	2.0	4032	$1,200	$0.30	15d	1	0.26mi
2605 E Israel Ave Unit 1 Alton, TX	3.0	2.0	1000	$1,250	$1.25	93d	1	0.27mi

Listing history 50 events

1. 2026-08-08
   days on market $375,000 Active 127 DOM
2. 2026-08-07
   days on market $375,000 Active 126 DOM
3. 2026-08-06
   days on market $375,000 Active 125 DOM
4. 2026-08-05
   days on market $375,000 Active 124 DOM
5. 2026-08-04
   days on market $375,000 Active 123 DOM
6. 2026-08-03
   days on market $375,000 Active 122 DOM
7. 2026-07-31
   days on market $375,000 Active 119 DOM
8. 2026-07-29
   days on market $375,000 Active 117 DOM
9. 2026-07-27
   days on market $375,000 Active 115 DOM
10. 2026-07-25
    days on market $375,000 Active 113 DOM
11. 2026-07-24
    days on market $375,000 Active 112 DOM
12. 2026-07-23
    days on market $375,000 Active 111 DOM
13. 2026-07-22
    days on market $375,000 Active 110 DOM
14. 2026-07-21
    days on market $375,000 Active 109 DOM
15. 2026-07-18
    days on market $375,000 Active 106 DOM
16. 2026-07-16
    days on market $375,000 Active 104 DOM
17. 2026-07-16
    days on market $375,000 Active 103 DOM
18. 2026-07-14
    days on market $375,000 Active 102 DOM
19. 2026-07-14
    days on market $375,000 Active 101 DOM
20. 2026-07-12
    days on market $375,000 Active 100 DOM
21. 2026-07-11
    days on market $375,000 Active 99 DOM
22. 2026-07-10
    days on market $375,000 Active 98 DOM
23. 2026-07-09
    days on market $375,000 Active 97 DOM
24. 2026-07-07
    days on market $375,000 Active 95 DOM
25. 2026-07-06
    days on market $375,000 Active 94 DOM
26. 2026-07-05
    days on market $375,000 Active 93 DOM
27. 2026-07-04
    days on market $375,000 Active 92 DOM
28. 2026-07-03
    days on market $375,000 Active 91 DOM
29. 2026-07-02
    days on market $375,000 Active 90 DOM
30. 2026-07-01
    days on market $375,000 Active 89 DOM
31. 2026-06-30
    days on market $375,000 Active 88 DOM
32. 2026-06-29
    days on market $375,000 Active 87 DOM
33. 2026-06-28
    days on market $375,000 Active 86 DOM
34. 2026-06-28
    days on market $375,000 Active 85 DOM
35. 2026-06-27
    days on market $375,000 Active 84 DOM
36. 2026-06-25
    days on market $375,000 Active 82 DOM
37. 2026-06-23
    days on market $375,000 Active 80 DOM
38. 2026-06-22
    days on market $375,000 Active 79 DOM
39. 2026-06-18
    days on market $375,000 Active 76 DOM
40. 2026-06-17
    days on market $375,000 Active 75 DOM
41. 2026-06-16
    days on market $375,000 Active 74 DOM
42. 2026-06-15
    days on market $375,000 Active 73 DOM
43. 2026-06-14
    days on market $375,000 Active 71 DOM
44. 2026-06-10
    pricedays on market $375,000 Active 68 DOM
45. 2026-06-09
    days on market $395,000 Active 67 DOM
46. 2026-06-08
    days on market $395,000 Active 66 DOM
47. 2026-06-07
    days on market $395,000 Active 65 DOM
48. 2026-06-03
    days on market $395,000 Active 61 DOM
49. 2026-06-02
    days on market $395,000 Active 60 DOM
50. 2026-06-01
    status $395,000 Active 59 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: $40,800
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,264
• − Management: −$3,264
• − HOA: −$552
• − Depreciation: −$10,909
• Taxable loss: −$5,695
• Est. tax savings @ 24.0%: +$1,367
• After-tax cash flow: $1,948/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