734 E Acacia Ave · Alamo, TX 78516

$84,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 6 Days on market

Built 1974 8,999 sqft lot Est $86k · at est.

---

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 +26.2/30.0
• DSCR +8.8/10.0
• 1% rule +7.8/10.0
• ARV discount +7.8/15.0
• 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

Opportunity awaits with this 2 bedroom, 1 bath residence featuring 792 Living square feet on a generously sized lot. Built in 1974, the property features a covered carport and a detached storage shed. Conveniently located less than one mile from the expressway and major roadways. The generous lot offers room for outdoor activities, storage, or future improvements. The detached shed is in need of repairs. Whether you're looking for an investment opportunity or a place to make your own, this property offers plenty of potential. Property is being sold as-is.

Key facts

• Spacious lot
• Back alley access
• 8,999 sq ft lot

Tags

• SPACIOUS LOT
• BACK ALLEY ACCESS

Property features AI

Finance

• Other: Living area recorded as 792 square feet; Lot approximately 0.2066 acres (about 8,999 sq ft)
• HOA & community: No homeowners association

Exterior

• Parking: Carport (covered) providing 1 covered parking space; No garage
• Utilities: City sewer
• Home design: Frame/wood construction; Shingle roof; Combination and pier/pillar foundation
• Construction: Frame/Wood construction; Shingle roof; Combination and pillar/post/pier foundation
• Exterior features: Manual gate; Other exterior features; Chain link fencing; Mature trees; Paved road access; Sidewalks

Interior

• Kitchen: Electric water heater; No conveying appliances
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling
• Interior features: Laminate countertops; Ceiling fan(s); No window coverings
• Laundry & utility: Designated laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 9.3% 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.
• 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: 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 94% FRL vs 72% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 350 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); 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

• Local home prices are declining (-3.0%/yr); year-one equity from $587 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $84,900

Questions for the listing agent

1. Built in 1974 — 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: 1.28% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.87%
• DSCR: 1.48
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $85,536
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1223 W Duranta Ave	0.67mi	2/1.0	792 (0%)	22mo	$85,000	$107	50
1302 Sago Palm St	0.71mi	2/1.5	872 (+10%)	2mo	$94,500	$108	47
607 S 9th St	0.50mi	2/1.0	896 (+13%)	11mo	$129,900	$145	46

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $11
• Equity at exit: $12,659

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $17,882
• Equity at exit: $7,341

Cash invested: $23,772 (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 →

ZIP-level market 78516

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

Monthly cashflow live

• Estimated rent: $1,087 high
• Mortgage (P&I): −$445
• Tax from tax record: −$163 /mo · $1,958/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $215

Break-even live

Break-even rent $815

Max offer price $84,900

Occupancy floor 75%

Sensitivity live

Price	-10% $263	-5% $239	+0% $215	+5% $191	+10% $167
Rent	-10% $129	-5% $172	+0% $215	+5% $258	+10% $301
Rate	-1.0pp $258	-0.5pp $237	base $215	+0.5pp $193	+1.0pp $171

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
444 E Acacia Ave Unit 3 Alamo, TX	3.0	2.0	1107	$1,300	$1.17	24d	1	0.40mi
428 E Acacia Ave Unit 4 Alamo, TX	3.0	2.0	1040	$1,300	$1.25	24d	1	0.46mi
1141 W Acacia Ave Unit 8 Alamo, TX	2.0	1.0	600	$700	$1.17	44d	1	0.55mi
312 E Crockett Ave Alamo, TX	2.0	1.0	700	$699	$1.00	44d	1	0.68mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	24d	1	0.75mi
740 N Alamo Rd Unit 1 Alamo, TX	2.0	2.0	956	$1,200	$1.26	44d	1	0.75mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	44d	1	0.75mi
913 S 13th St Unit 1 Alamo, TX	2.0	2.0	1008	$1,050	$1.04	44d	1	0.80mi
1513 W Crockett St Unit 16 Alamo, TX	2.0	1.0	598	$745	$1.25	44d	1	0.96mi
311 E Crockett Ave Unit 21 Alamo, TX	2.0	1.0	700	$699	$1.00	44d	1	1.00mi
311 E Crockett Ave Apt 54 Alamo, TX	2.0	1.0	700	$699	$1.00	24d	1	1.00mi
311 E Crockett Ave Alamo, TX	1.0	1.0	600	$600	$1.00	44d	1	1.00mi
311 E Crockett Ave Unit 9 Alamo, TX	2.0	1.0	700	$900	$1.29	44d	1	1.00mi
404 N Cesar Chavez Rd Alamo, TX	2.0	2.0	783	$1,079	$1.38	44d	2	1.01mi
1122 Country Club Dr Unit 4 Alamo, TX	3.0	2.0	1060	$1,200	$1.13	15d	1	1.05mi
1233 Country Club Dr Unit 4 Alamo, TX	2.0	2.0	1099	$1,050	$0.96	44d	1	1.05mi
837 S 13th St Alamo, TX	2.0	1.5	1104	$1,095	$0.99	15d	1	1.12mi
1032 Palm Dr Apt 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	24d	1	1.15mi
1020 Palm Dr Unit 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	24d	1	1.15mi
1036 Palm Dr Unit 1 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	24d	1	1.15mi
1225 Valle Vista St Unit 2 Alamo, TX	3.0	2.0	1040	$1,300	$1.25	44d	1	1.29mi
1305 Valle Vista St Unit 4 Alamo, TX	3.0	2.0	1050	$1,300	$1.24	44d	1	1.34mi
109 W Business Highway 83 Donna, TX	2.0	1.0	672	$785	$1.17	44d	1	1.34mi
435 Medina Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	24d	1	1.35mi
435 Medina Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,200	$1.32	44d	1	1.35mi
443 Medina Ln Unit 3 Alamo, TX	2.0	2.0	908	$1,125	$1.24	24d	1	1.35mi
1020 Palm Dr Unit 1 Alamo, TX	3.0	2.0	1078	$1,275	$1.18	44d	1	1.39mi
427 Frio Ln Apt 4 Alamo, TX	3.0	2.0	1118	$1,275	$1.14	45d	1	1.42mi
440 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,275	$1.40	44d	1	1.42mi
448 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	44d	1	1.42mi
440 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	44d	1	1.42mi
448 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	24d	1	1.42mi
440 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	24d	1	1.42mi
444 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,125	$1.24	24d	1	1.42mi
439 Frio Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	24d	1	1.42mi
427 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	22d	1	1.42mi
217 Rafael Dr Unit 4 San Juan, TX	2.0	2.0	1078	$1,100	$1.02	44d	1	1.47mi
1108 Cooper Ln Unit 3 San Juan, TX	1.0	1.0	708	$875	$1.24	44d	1	1.47mi
1106 Cooper Ln Unit 3 San Juan, TX	2.0	2.0	1000	$1,125	$1.12	44d	1	1.49mi
400 Rafael Dr Unit 3 San Juan, TX	2.0	2.0	969	$1,100	$1.14	22d	1	1.50mi

Listing history 6 events

1. 2026-06-18
   days on market $84,900 Active 6 DOM
2. 2026-06-17
   days on market $84,900 Active 5 DOM
3. 2026-06-16
   days on market $84,900 Active 4 DOM
4. 2026-06-15
   days on market $84,900 Active 3 DOM
5. 2026-06-13
   remarks 561-char remark
6. 2026-06-13
   listed $84,900 Active 1 DOM

ⓘ 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: $1,958 · $163/mo
• Projected year-2 tax: $1,958 · $163/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $13,050
• − Mortgage interest: −$4,756
• − Property taxes: −$1,958
• − Insurance: −$424
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,470
• Taxable income: $1,354
• Est. tax owed @ 24.0%: −$325
• After-tax cash flow: $2,259/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

5 events — show timeline

• 2026-06-12 Listed $84,900 MCALLENMLS
• 2005-08-02 Sold (Public Records) — Public Records
• 2004-11-17 Sold (Public Records) — Public Records
• 2004-11-17 Sold (Public Records) — Public Records
• 2004-11-17 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,958 · +1.1% YoY. Source: county tax records.