228 Alamo St · Sullivan City, TX 78595

$70,000

3 bd · 2.0 ba · 2,277 sqft · SingleFamily public records · 9 Days on market

Built 1989 0.31 ac lot $31/sqft · 53% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Investor Special! Property has a solid foundation and strong bones — perfect for a fix & flip or long-term investment. Sold as-is, offering tons of potential to add value

Key facts

• Solid foundation
• Strong bones
• Tons of potential

Tags

• SOLID FOUNDATION
• STRONG BONES
• TONS OF POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 55/100 on livability (#1,369 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime D, amenities F, commute F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sam Fordyce El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 404 students, 91% FRL); Lorenzo De Zavala Middle (math 18% / reading 22%, grade F, #1,428 of 1,662 statewide, top 87%, 606 students, 89% FRL); La Joya H S (math 16% / reading 32%, grade F, #1,333 of 1,632 statewide, top 82%, 2,775 students, 92% FRL) — zoned schools average 91% FRL vs 54% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $2k appreciation (2.9% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $90k (56%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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: 1.77% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.37%
• DSCR: 1.91
• GRM: 4.7

CMA / ARV

• ARV (median comp): $148,184
• List price: $70,000
• Delta: -2.15%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 Crisantema St	0.74mi	4/2.5 (+1)	2,464 (+8%)	2mo	$210,000	$85	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.50×
• Total profit: $29,329
• Equity at exit: $31,039

10-year hold

• IRR: 27.3%
• Equity multiple: 4.85×
• Total profit: $75,395
• Equity at exit: $47,499

Cash invested: $19,600 (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 →

ZIP-level market 78595

• Home prices YoY: 1.4%
• Active inventory: 37
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$247 /mo · $2,967/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $333

Break-even live

Break-even rent $815

Max offer price $70,000

Occupancy floor 68%

Sensitivity live

Price	-10% $372	-5% $353	+0% $333	+5% $313	+10% $293
Rent	-10% $235	-5% $284	+0% $333	+5% $382	+10% $430
Rate	-1.0pp $368	-0.5pp $350	base $333	+0.5pp $315	+1.0pp $296

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-12
   price $145,000
2. 2025-11-25
   price $147,000
3. 2025-11-18
   listed $160,000 Active
4. 2025-08-20
   soldstatus
5. 2025-08-15
   soldstatus
6. 2025-06-18
   status Pending 181-char remark

   Show marketing remark (181 chars)

   Investor Special! Property has a solid foundation and strong bones — perfect for a fix & flip or long-term investment. Sold as-is, offering tons of potential to add value

7. 2025-06-09
   listed $70,000 Active 181-char remark

   Show marketing remark (181 chars)

   Investor Special! Property has a solid foundation and strong bones — perfect for a fix & flip or long-term investment. Sold as-is, offering tons of potential to add value

8. 2022-06-01
   soldstatus
9. 2017-02-17
   listed $95,000 Active
10. 1995-11-30
    soldstatus

ⓘ 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: $2,967 · $247/mo
• Projected year-2 tax: $2,967 · $247/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,828
• − Mortgage interest: −$3,921
• − Property taxes: −$2,967
• − Insurance: −$350
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,036
• Taxable income: $3,181
• Est. tax owed @ 24.0%: −$764
• After-tax cash flow: $3,229/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: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — Sullivan City

• Score: 55/100
• State rank: #1369
• US rank: #23526

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sullivan City, TX
• Population (ZIP): 5,958

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 (98%)
• Race & ethnicity: Hispanic / Latino 98% Two or more races 46%
• Hispanic origin (detail): Mexican 96%
• Foreign-born: 30% · Canada
• Languages at home: 7% English-only · Spanish 93%

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: ▲ 2.89%
• Current HPI: 212.3717
• 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

Price history

+52.6% since first listed

10 events — show timeline

• 2026-04-12 Price Changed $145,000 MCALLENMLS
• 2025-11-25 Price Changed $147,000 MCALLENMLS
• 2025-11-18 Listed $160,000 MCALLENMLS
• 2025-08-20 Sold (Public Records) — Public Records
• 2025-08-15 Sold (Public Records) — Public Records
• 2025-06-18 Pending — MCALLENMLS
• 2025-06-09 Listed $70,000 MCALLENMLS
• 2022-06-01 Sold (Public Records) — Public Records
• 2017-02-17 Listed $95,000 MCALLENMLS
• 1995-11-30 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,967 · +7.4% YoY. Source: county tax records.