447 Frio Ln · Alamo, TX 78516

$484,900

None bd · None ba · 4,098 sqft · MultiFamily · 169 Days on market

Built 2026 Excellent condition 0.26 ac lot $118/sqft · at area comps Est $500k · at est. ↓ 6% since listing

---

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).

• Cash flow +15.6/30.0
• ARV discount +8.9/15.0
• Condition / age +5.0/5.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Discover this brand new 4-plex currently under construction in the heart of Alamo! Each unit features a spacious open floor plan including two bedrooms with a third room adaptable as a home office, library, or gym. Enjoy two full bathrooms in each unit. This property is versatile for various tenant needs. Conveniently located near Expressway 83, schools, and restaurants, this property offers an excellent investment opportunity. Don't miss the chance to own this gem!

Key facts

• Open floor plan
• Home office
• 0.26 acre lot

Tags

• OPEN FLOOR PLAN
• HOME OFFICE

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2-bath units multifamily listed at $485k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive. Per door: $51/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 $450k (7.2% below list).
• Recommended offer: $427k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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+, crime F, amenities 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.
• Zoned schools: Capt D Salinas Ii El (math 16% / reading 17%, grade F, #3,946 of 4,322 statewide, top 92%, 416 students, 96% FRL); Dora M Sauceda Middle (math 12% / reading 23%, grade F, #1,507 of 1,662 statewide, top 91%, 660 students, 100% FRL); Donna North H S (math 8% / reading 17%, grade F, #1,539 of 1,632 statewide, top 95%, 2,091 students, 100% FRL) — zoned schools average 98% FRL vs 48% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 469 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $3k of loan paydown is wiped out by about $15k 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 169 days — a 12% lower offer ($427k) 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.

Recommended offer $426,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $500,392
• List price: $484,900
• Delta: -3.10%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1229 Country Club Dr	0.44mi	—/—	3,998 (-2%)	16mo	$490,000	$123	62
1200 Country Club Dr	0.44mi	—/—	4,228 (+3%)	15mo	$510,000	$121	62
1122 Country Club Dr	0.44mi	—/—	4,228 (+3%)	16mo	$510,000	$121	61
905 Deluxe St	1.09mi	—/—	3,776 (-8%)	9mo	$485,000	$128	44
844 Deluxe St	1.09mi	—/—	3,746 (-9%)	16mo	$490,000	$131	38

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-65,516
• Equity at exit: $72,300

10-year hold

• IRR: -4.5%
• Equity multiple: 0.71×
• Total profit: $-40,047
• Equity at exit: $41,925

Cash invested: $135,772 (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 →

Active competition Active MLS

• For sale now: 10 active
• Median asking: $499,500 ($118/sqft)
• Median days on market: 167 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +3.9% vs current asking $/sqft

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

ZIP-level market 78516

• Home prices YoY: -6.5%
• Active inventory: 469
• Price-to-rent: 35.9×

Monthly cashflow live

• Estimated rent: $4,500 high
• Mortgage (P&I): −$2,543
• Tax est. 1.5%: −$606 /mo · $7,274/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $204

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,500
Total (4 units)			$4,500

Break-even live

Break-even rent $4,242

Max offer price $484,900

Occupancy floor 90%

Sensitivity live

Price	-10% $539	-5% $372	+0% $204	+5% $36	+10% $-131
Rent	-10% $-152	-5% $26	+0% $204	+5% $382	+10% $559
Rate	-1.0pp $448	-0.5pp $327	base $204	+0.5pp $78	+1.0pp $-50

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: $121,225
• Closing costs: $14,547
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	116d	1	0.03mi
440 Frio Ln Alamo, TX	2.0	2.0	908	$1,125	$1.24	6d	1	0.03mi
444 Frio Ln Alamo, TX	2.0	2.0	908	$1,125	$1.24	6d	1	0.03mi
439 Frio Ln Alamo, TX	2.0	2.0	908	$1,125	$1.24	6d	1	0.03mi
444 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,125	$1.24	119d	1	0.03mi
439 Frio Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	119d	1	0.03mi
440 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	139d	1	0.03mi
448 Frio Ln Alamo, TX	2.0	2.0	908	$1,125	$1.24	62d	1	0.03mi
448 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	119d	1	0.03mi
440 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	119d	1	0.03mi
444 Frio Ln Alamo, TX	2.0	2.0	908	$1,125	$1.24	62d	1	0.03mi
440 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,200	$1.32	6d	1	0.03mi
440 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,275	$1.40	139d	1	0.03mi
427 Frio Ln Apt 4 Alamo, TX	3.0	2.0	1118	$1,275	$1.14	140d	1	0.03mi
448 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	139d	1	0.03mi
1032 Palm Dr Unit 1032-3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	62d	1	0.04mi
1028 Palm Dr Apt 1 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	6d	1	0.04mi
431 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	6d	1	0.05mi
1032 Palm Dr Unit 4 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	6d	1	0.06mi
427 Frio LN Alamo, TX	2.0	2.0	908	$1,200	$1.32	62d	1	0.06mi
1020 Palm Dr Unit 1 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	6d	1	0.07mi
1020 Palm Dr Unit 1020-1 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	62d	1	0.07mi
435 Medina Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	119d	1	0.10mi
435 Medina Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,200	$1.32	139d	1	0.10mi
443 Medina Ln Alamo, TX	2.0	2.0	908	$1,125	$1.24	6d	1	0.10mi
443 Medina Ln Unit 3 Alamo, TX	2.0	2.0	908	$1,125	$1.24	119d	1	0.10mi
1036 Palm Dr Unit 1 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	119d	1	0.33mi
1020 Palm Dr Unit 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	119d	1	0.33mi
1032 Palm Dr Apt 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	119d	1	0.33mi
1233 Country Club Dr #1 Alamo, TX	2.0	2.0	1099	$1,050	$0.96	5d	1	0.46mi
1301 Country Club Dr Unit 3 Alamo, TX	2.0	2.0	864	$1,100	$1.27	5d	1	0.46mi
1233 Country Club Dr Unit 4 Alamo, TX	2.0	2.0	1099	$1,050	$0.96	139d	1	0.46mi
1122 Country Club Dr Unit 4 Alamo, TX	3.0	2.0	1060	$1,150	$1.08	5d	1	0.46mi
823 N Tower Rd Unit D21 Alamo, TX	1.0	1.0	925	$730	$0.79	3d	1	0.59mi
650 N 7th St Alamo, TX	1.0	1.0	700	$700	$1.00	5d	1	0.94mi
909 Deluxe St Unit 4 Alamo, TX	2.0	2.0	906	$1,000	$1.10	62d	1	0.97mi
740 N Alamo Rd Unit 31 Alamo, TX	2.0	2.0	956	$1,150	$1.20	62d	1	1.10mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	139d	1	1.12mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	119d	1	1.12mi
740 N Alamo Rd Unit 1 Alamo, TX	2.0	2.0	956	$1,200	$1.26	139d	1	1.12mi

Property features AI

Finance

• Other: Outbuilding: none
• HOA & community: No homeowners associationCommunity includes sidewalksCommunity size: 4 units

Exterior

• Parking: No garageNo covered parkingNo carportNo assigned parking spaces
• Security: Smoke detector(s)
• Utilities: Public waterCity sewerSingle water meter
• Home design: Property type details not specifiedLiving area source: blueprintsEntry level not specifiedFacing direction not specified
• Construction: Stucco exteriorComposition shingle roofSlab foundationBuilt area reported as 4,098 square feet
• Exterior features: Professional landscapingSidewalksAutomatic sprinkler systemPaved road access

Interior

• Kitchen: MicrowaveStove/RangeRefrigeratorDishwasher (not listed but not present in appliances; only include listed items)
• Flooring: Tile
• Heating & cooling: Electric heatingElectric cooling (central or system not specified)
• Interior features: Split bedroom layoutWalk-in closetsDouble pane (energy efficient) windows
• Laundry & utility: WasherDryerElectric water heaterLaundry closet

Listing history 50 events

1. 2026-09-23
   days on market $484,900 Active 169 DOM
2. 2026-09-22
   days on market $484,900 Active 168 DOM
3. 2026-09-21
   days on market $484,900 Active 167 DOM
4. 2026-09-20
   days on market $484,900 Active 166 DOM
5. 2026-09-19
   days on market $484,900 Active 165 DOM
6. 2026-09-18
   days on market $484,900 Active 164 DOM
7. 2026-09-17
   days on market $484,900 Active 163 DOM
8. 2026-09-16
   days on market $484,900 Active 162 DOM
9. 2026-09-15
   days on market $484,900 Active 161 DOM
10. 2026-09-14
    days on market $484,900 Active 160 DOM
11. 2026-09-13
    days on market $484,900 Active 159 DOM
12. 2026-09-12
    days on market $484,900 Active 158 DOM
13. 2026-09-11
    days on market $484,900 Active 157 DOM
14. 2026-09-05
    days on market $484,900 Active 151 DOM
15. 2026-09-04
    days on market $484,900 Active 150 DOM
16. 2026-09-03
    days on market $484,900 Active 149 DOM
17. 2026-08-31
    days on market $484,900 Active 146 DOM
18. 2026-08-30
    days on market $484,900 Active 145 DOM
19. 2026-08-29
    days on market $484,900 Active 144 DOM
20. 2026-08-28
    days on market $484,900 Active 143 DOM
21. 2026-08-27
    days on market $484,900 Active 142 DOM
22. 2026-08-25
    days on market $484,900 Active 140 DOM
23. 2026-08-24
    days on market $484,900 Active 139 DOM
24. 2026-08-23
    days on market $484,900 Active 138 DOM
25. 2026-08-22
    days on market $484,900 Active 137 DOM
26. 2026-08-21
    days on market $484,900 Active 136 DOM
27. 2026-08-20
    days on market $484,900 Active 135 DOM
28. 2026-08-19
    days on market $484,900 Active 134 DOM
29. 2026-08-18
    days on market $484,900 Active 133 DOM
30. 2026-08-17
    days on market $484,900 Active 132 DOM
31. 2026-08-16
    days on market $484,900 Active 131 DOM
32. 2026-08-15
    days on market $484,900 Active 130 DOM
33. 2026-08-14
    days on market $484,900 Active 129 DOM
34. 2026-08-13
    days on market $484,900 Active 128 DOM
35. 2026-08-12
    days on market $484,900 Active 127 DOM
36. 2026-08-11
    days on market $484,900 Active 126 DOM
37. 2026-08-10
    days on market $484,900 Active 125 DOM
38. 2026-08-09
    days on market $484,900 Active 124 DOM
39. 2026-08-08
    days on market $484,900 Active 123 DOM
40. 2026-08-07
    days on market $484,900 Active 122 DOM
41. 2026-08-06
    days on market $484,900 Active 121 DOM
42. 2026-08-05
    days on market $484,900 Active 120 DOM
43. 2026-08-04
    days on market $484,900 Active 119 DOM
44. 2026-08-03
    days on market $484,900 Active 118 DOM
45. 2026-07-31
    days on market $484,900 Active 115 DOM
46. 2026-07-29
    pricedays on market $484,900 Active 113 DOM
47. 2026-07-27
    days on market $495,000 Active 111 DOM
48. 2026-07-25
    days on market $495,000 Active 109 DOM
49. 2026-07-23
    days on market $495,000 Active 107 DOM
50. 2026-07-22
    days on market $495,000 Active 106 DOM

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

Taxation est. · year 1

• Rental income: $54,000
• − Mortgage interest: −$27,162
• − Property taxes: −$7,274
• − Insurance: −$2,424
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$14,106
• Taxable loss: −$5,606
• Est. tax savings @ 24.0%: +$1,345
• After-tax cash flow: $3,793/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 brand new 4-plex is move-in ready with modern finishes and a prime location. Ideal for investors looking to capitalize on the growing demand in the area.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior and interior — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both Add smart home features — Enhances convenience and adds value for potential buyers ↑

F Composite school gradezoned avg 16/100

Zoned Schools

Elementary Capt D Salinas Ii El F TX #3,946/4,322 Nat'l #35,887/41,679 Middle Dora M Sauceda Middle F TX #1,507/1,662 Nat'l #12,181/14,009 High Donna North H S F TX #1,539/1,632 Nat'l #15,707/17,239

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

C Composite livability gradescore 62/100

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 · 955,232 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: 7% of renters

---

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: —
• 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

Property features AI

Finance

• Other: Outbuilding: none
• HOA & community: No homeowners associationCommunity includes sidewalksCommunity size: 4 units

Exterior

• Parking: No garageNo covered parkingNo carportNo assigned parking spaces
• Security: Smoke detector(s)
• Utilities: Public waterCity sewerSingle water meter
• Home design: Property type details not specifiedLiving area source: blueprintsEntry level not specifiedFacing direction not specified
• Construction: Stucco exteriorComposition shingle roofSlab foundationBuilt area reported as 4,098 square feet
• Exterior features: Professional landscapingSidewalksAutomatic sprinkler systemPaved road access

Interior

• Kitchen: MicrowaveStove/RangeRefrigeratorDishwasher (not listed but not present in appliances; only include listed items)
• Flooring: Tile
• Heating & cooling: Electric heatingElectric cooling (central or system not specified)
• Interior features: Split bedroom layoutWalk-in closetsDouble pane (energy efficient) windows
• Laundry & utility: WasherDryerElectric water heaterLaundry closet

Price history

-5.7% since first listed

4 events — show timeline

• 2026-06-13 Price Changed $495,000 MCALLENMLS
• 2026-04-07 Listed $505,000 MCALLENMLS
• 2026-02-19 Price Changed $505,000 MCALLENMLS
• 2026-01-02 Listed $525,000 MCALLENMLS