1416 Paseo Del Sol St · North Alamo, TX 78516

$120,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 38 Days on market

Built 1997 6,469 sqft lot $134/sqft · 20% below area Est $151k · 20% under

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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).

• Cash flow +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.9/10.0
• 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

WILL BE AVAILABLE TO SHOW JUNE 1ST. Great location on 495 and Cesar Chaves. 2-bedroom, 1 bath, well-kept brick home, tile floors. With a/c units, does not have central a/c.

Key facts

• Tile floors
• Great location
• 6,469 sq ft lot

Tags

• GREAT LOCATION
• TILE FLOORS

Property features AI

Finance

• Other: Building area reported as 896 square feet; Lot reported as approximately 0.1485 acres (6,469 sq ft)
• Financial info: Escrow information provided
• HOA & community: No homeowners association

Exterior

• Parking: No garage or carport
• Security: Electric fencing
• Utilities: Public water; City sewer; Water available
• Home design: Brick construction; Composition shingle roof; Slab foundation
• Construction: Brick construction; Slab foundation; Composition shingle roof
• Exterior features: Electric fencing; Masonry fencing; Privacy fencing; Mature trees; Paved road access

Interior

• Kitchen: Electric water heater; No conveying appliances
• Bedrooms: Living area includes bedroom spaces
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling
• Interior features: Tile flooring; Mini blinds; Countertops (other)
• Laundry & utility: Dedicated laundry room; Washer/dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (1.2% below list).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#941 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute 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: Santos Livas El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 527 students, 90% FRL); Audie Murphy Middle (math 13% / reading 22%, grade F, #1,507 of 1,662 statewide, top 91%, 787 students, 95% FRL) — zoned schools average 93% FRL vs 72% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 350 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $830 of loan paydown is wiped out by about $4k 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 38 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 8.4

CMA / ARV

• ARV (median comp): $150,758
• List price: $120,000
• Delta: -20.40%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-13,170
• Equity at exit: $17,892

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-3,321
• Equity at exit: $10,375

Cash invested: $33,600 (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 78516

• Home prices YoY: -6.5%
• Active inventory: 350
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$629
• Tax from tax record: −$159 /mo · $1,914/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $98

Break-even live

Break-even rent $1,062

Max offer price $120,000

Occupancy floor 87%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 Valle Vista St Unit 3 Alamo, TX	3.0	2.0	1050	$1,250	$1.19	43d	1	0.30mi
1309 Valle Vista St Unit 3 Alamo, TX	3.0	2.0	1050	$1,250	$1.19	43d	1	0.30mi
1305 Valle Vista St Unit 4 Alamo, TX	3.0	2.0	1050	$1,300	$1.24	43d	1	0.40mi
1225 Valle Vista St Unit 2 Alamo, TX	3.0	2.0	1040	$1,300	$1.25	43d	1	0.45mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	23d	1	0.95mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	43d	1	0.95mi
740 N Alamo Rd Unit 1 Alamo, TX	2.0	2.0	956	$1,200	$1.26	43d	1	0.95mi
1109 Del Monte Dr San Juan, TX	3.0	2.0	989	$1,300	$1.31	43d	1	0.96mi
1122 Country Club Dr Unit 4 Alamo, TX	3.0	2.0	1060	$1,200	$1.13	14d	1	1.21mi
1233 Country Club Dr Unit 4 Alamo, TX	2.0	2.0	1099	$1,050	$0.96	43d	1	1.21mi
404 N Cesar Chavez Rd Alamo, TX	2.0	2.0	783	$1,079	$1.38	43d	2	1.22mi
217 Rafael Dr Unit 4 San Juan, TX	2.0	2.0	1078	$1,100	$1.02	43d	1	1.24mi
400 Rafael Dr Unit 3 San Juan, TX	2.0	2.0	969	$1,100	$1.14	21d	1	1.35mi
404 Rafael Dr Unit 1 San Juan, TX	2.0	2.0	1044	$1,080	$1.03	43d	1	1.36mi
404 Rafael Dr Unit 4 San Juan, TX	3.0	2.0	1044	$1,270	$1.22	23d	1	1.36mi
1108 Cooper Ln Unit 3 San Juan, TX	1.0	1.0	708	$875	$1.24	43d	1	1.40mi
1106 Cooper Ln Unit 3 San Juan, TX	2.0	2.0	1000	$1,125	$1.12	43d	1	1.40mi
203 Encino Dr San Juan, TX	3.0	2.0	969	$1,500	$1.55	23d	1	1.42mi
103 E Segment Leonel Trevino Rd Unit C San Juan, TX	2.0	2.0	962	$1,075	$1.12	43d	1	1.42mi
435 Medina Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	23d	1	1.47mi
443 Medina Ln Unit 3 Alamo, TX	2.0	2.0	908	$1,125	$1.24	23d	1	1.47mi
435 Medina Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,200	$1.32	43d	1	1.47mi
1141 W Acacia Ave Unit 8 Alamo, TX	2.0	1.0	600	$700	$1.17	43d	1	1.47mi
448 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	43d	1	1.49mi
440 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	43d	1	1.49mi
427 Frio Ln Apt 4 Alamo, TX	3.0	2.0	1118	$1,275	$1.14	44d	1	1.49mi
440 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,275	$1.40	43d	1	1.49mi
448 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	23d	1	1.49mi
440 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	23d	1	1.49mi
444 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,125	$1.24	23d	1	1.49mi
439 Frio Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	23d	1	1.49mi
427 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	21d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $120,000 Active 38 DOM
2. 2026-06-17
   days on market $120,000 Active 37 DOM
3. 2026-06-16
   days on market $120,000 Active 36 DOM
4. 2026-06-15
   days on market $120,000 Active 35 DOM
5. 2026-06-14
   days on market $120,000 Active 33 DOM
6. 2026-06-13
   days on market $120,000 Active 32 DOM
7. 2026-06-10
   days on market $120,000 Active 30 DOM
8. 2026-06-09
   days on market $120,000 Active 29 DOM
9. 2026-06-08
   days on market $120,000 Active 28 DOM
10. 2026-06-07
    days on market $120,000 Active 27 DOM
11. 2026-06-03
    days on market $120,000 Active 23 DOM
12. 2026-06-02
    days on market $120,000 Active 22 DOM
13. 2026-06-01
    days on market $120,000 Active 21 DOM
14. 2026-05-31
    days on market $120,000 Active 20 DOM
15. 2026-05-31
    days on market $120,000 Active 19 DOM
16. 2026-05-05
    listed $120,000 Active 136-char remark
17. 2022-02-24
    soldstatus
18. 1999-02-24
    soldstatus
19. 1993-02-02
    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: $1,914 · $159/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$282/yr (+$24/mo · 14.7%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $14,232
• − Mortgage interest: −$6,722
• − Property taxes: −$1,914
• − Insurance: −$600
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$3,491
• Taxable loss: −$772
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $1,363/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 — North Alamo

• Score: 62/100
• State rank: #941
• US rank: #16730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Alamo, TX
• County: Hidalgo County · 623,128 people
• 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

4 events — show timeline

• 2026-05-05 Listed $120,000 MCALLENMLS
• 2022-02-24 Sold (Public Records) — Public Records
• 1999-02-24 Sold (Public Records) — Public Records
• 1993-02-02 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,914 · +19.7% YoY. Source: county tax records.