800 N Kentucky St · Alton, TX 78573

$480,000

None bd · None ba · 4,110 sqft · MultiFamily · 13 Days on market

Built 2022 Good condition 0.26 ac lot Est $489k · at est. $46/mo HOA · 4% 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).

• Cash flow +14.8/30.0
• Appreciation +10.0/10.0
• ARV discount +8.3/15.0
• DSCR +4.5/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Schools +1.7/10.0

Multi-family units

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

Listing remarks MLS

Upcoming Investment Property located in the New Sunset Subdivision Phase 2 located in the growing City of Alton! This is a New Construction, Fourplex (3Bed/2bath and 2bed/2bath) which will include new appliances, granite countertops, tile flooring, ceiling fans, wooden fence and 9 covered parking in total.

Key facts

• Near schools
• One vacant unit
• Near dining

Tags

• INCOME PRODUCING FOURPLEX
• THREE UNITS OCCUPIED
• ONE VACANT UNIT
• NEAR SHOPPING
• NEAR DINING
• NEAR SCHOOLS

Property features AI

Finance

• Other: Lot size approximately 0.2566 acres
• HOA & community: Association: Sunset Valley Apartments Association; Association fee $550 annually; POA mandatory with $250 transfer fee; Community features: sidewalks; Number of units in community: 4

Exterior

• Parking: 8 total parking spaces; 8 covered spaces; 8 carport spaces; Attached parking
• Security: Motorized gate; Smoke detector(s)
• Utilities: Public water; 5 separate water meters
• Home design: Sunset Valley Apartments community; Outbuilding: none
• Construction: Stucco construction; Shingle roof; Slab foundation
• Exterior features: Motorized gate; Sprinkler system; Curb and gutters; Sidewalks; Paved road

Interior

• Kitchen: Smooth electric cooktop; Microwave; Refrigerator
• Flooring: Tile
• Heating & cooling: Central heating (electric); Central cooling (electric); Has heating; Has cooling
• Interior features: Dryer; Microwave; Split bedrooms; Washer; Smoke detector(s)
• Laundry & utility: Laundry closet; Laundry room; Electric water heater; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2×3bd/2.0ba + 2×2bd/2.0ba units multifamily listed at $480k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $11 ($126/yr) — positive. Per door: $3/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 $443k (7.7% below list).
• Recommended offer: $443k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.5% 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.
• Mission CISD (urban): math 15% / reading 28% proficiency, ranked #775 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cantu El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 417 students, 94% FRL); Alton Memorial J H (math 10% / reading 21%, grade F, #1,556 of 1,662 statewide, top 94%, 819 students, 91% FRL); Mission H S (math 18% / reading 28%, grade F, #1,348 of 1,632 statewide, top 83%, 2,218 students, 91% FRL).
• Market conditions: Rents rising (+2.5%/yr); 625 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $51k of equity ($3k loan paydown + $48k 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 + 2.5% rent growth), your $134k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major 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 $442,900 (7.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $489,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 W Campeche Ave	0.37mi	—/—	4,180 (+2%)	3mo	$469,000	$112	78
220 W Campeche Ave	0.40mi	—/—	4,110 (0%)	6mo	$490,000	$119	76
320 W Campeche Ave	0.18mi	—/—	4,100 (-0%)	22mo	$500,000	$122	73
908 Kentucky St	0.37mi	—/—	4,032 (-2%)	10mo	$480,000	$119	71
913 W Kohala Ave	0.30mi	—/—	4,354 (+6%)	12mo	$480,000	$110	67
808 W Sunset Valley St	0.44mi	—/—	4,032 (-2%)	14mo	$475,000	$118	64
804 W Sunset Valley St	0.44mi	—/—	4,032 (-2%)	14mo	$475,000	$118	64
1000 Kohala Ave	0.29mi	—/—	3,540 (-14%)	2mo	$390,000	$110	62
120 W Diamond Ave	0.54mi	—/—	4,200 (+2%)	17mo	$520,000	$124	57
913 W Mahala Ave	0.30mi	—/—	3,600 (-12%)	15mo	$495,000	$138	53
1005 W Mahala Ave	0.31mi	—/—	3,644 (-11%)	20mo	$485,000	$133	50
904 Mahala Ave	0.30mi	—/—	3,636 (-12%)	22mo	$479,500	$132	48

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 · 2.45% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.93×
• Total profit: $259,826
• Equity at exit: $432,422

10-year hold

• IRR: 21.3%
• Equity multiple: 6.66×
• Total profit: $760,122
• Equity at exit: $932,534

Cash invested: $134,400 (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 78573

• Home prices YoY: 8.0%
• Rents YoY: 2.5%
• Active inventory: 625
• Price-to-rent: 35.2×

Monthly cashflow live

• Estimated rent: $4,429 high
• Mortgage (P&I): −$2,517
• Tax est. 1.5%: −$600 /mo · $7,200/yr
• Insurance: −$200
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$46
• Vacancy / Maint / Mgmt: −$930
• Net cashflow: $11

Break-even live

Break-even rent $4,416

Max offer price $480,000

Occupancy floor 95%

Sensitivity live

Price	-10% $342	-5% $176	+0% $11	+5% $-155	+10% $-321
Rent	-10% $-339	-5% $-164	+0% $11	+5% $185	+10% $360
Rate	-1.0pp $252	-0.5pp $133	base $11	+0.5pp $-114	+1.0pp $-240

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,274
▸ 2× units	2	2	$2,154
Total (4 units)			$4,429

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: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 W Campeche Ave Unit 3 Alton, TX	2.0	2.0	4050	$1,000	$0.25	25d	1	0.18mi
913 W Kohala Ave #3 Mission, TX	2.0	2.0	4354	$975	$0.22	16d	1	0.22mi
1008 W Kohala Ave Unit 4 Alton, TX	2.0	2.0	3596	$1,100	$0.31	25d	1	0.28mi
812 N Kentucky St Unit 2 Alton, TX	3.0	2.0	4032	$1,050	$0.26	45d	1	0.30mi
810 N Missouri St Unit 2 Alton, TX	2.0	2.0	3960	$950	$0.24	45d	1	0.38mi
1101 W Sunset Valley St Unit 3 Alton, TX	2.0	2.0	4032	$1,000	$0.25	25d	1	0.41mi
116 W Campeche Ave Mission, TX	2.0	2.0	4050	$1,100	$0.27	25d	1	0.49mi
312 E Campeche St Unit 4 Alton, TX	3.0	2.0	4050	$1,165	$0.29	45d	1	0.73mi
825 S Michigan St Mission, TX	2.0	1.5	4144	$685	$0.17	25d	1	0.80mi
1404 W Harrison Ave Unit 3 Alton, TX	3.0	2.0	4320	$1,100	$0.25	45d	1	0.87mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 9 events

1. 2026-06-21
   days on market $480,000 Active 13 DOM
2. 2026-06-18
   days on market $480,000 Active 10 DOM
3. 2026-06-17
   days on market $480,000 Active 9 DOM
4. 2026-06-16
   days on market $480,000 Active 8 DOM
5. 2026-06-15
   days on market $480,000 Active 7 DOM
6. 2026-06-14
   days on market $480,000 Active 5 DOM
7. 2026-06-10
   days on market $480,000 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $480,000 Active 1 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 6/10 Major FEMA zone A · 75% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 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: $53,148
• − Mortgage interest: −$26,887
• − Property taxes: −$7,200
• − Insurance: −$3,902
• − Repairs & maintenance: −$4,252
• − Management: −$4,252
• − HOA: −$552
• − Depreciation: −$13,964
• Taxable loss: −$7,861
• Est. tax savings @ 24.0%: +$1,887
• After-tax cash flow: $2,013/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 · 10 photos

Good 80/100 Cosmetic rehab

This fourplex is in good condition with modern finishes and a good location. It's ready for immediate rental income and has potential for further improvements.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value
• Both Painting — Fresh paint can make the property more appealing
• Both Window treatments — Improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Painting — Fresh paint can make the property more appealing ↑
• Both Window treatments — Improves energy efficiency and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mission CISD
• NCES district ID: 4831040
• Math proficiency: 15% ▼ -35.00%
• Reading proficiency: 28% ▼ -15.00%
• Median HH income: $32,855
• Composite: 17.47/100
• National rank: #9061
• State rank: #775 of 826 in TX

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 · 623,128 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: 855.0

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 (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%

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: ▲ 2.45%
• 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

-5.1% since first listed

8 events — show timeline

• 2026-06-08 Listed $480,000 MCALLENMLS
• 2024-09-25 Rental Removed $1,250 RENTALBEAST
• 2024-09-05 Listed for Rent $1,250 RENTALBEAST
• 2023-03-03 Sold (MLS) — MCALLENMLS
• 2023-02-16 Pending — MCALLENMLS
• 2022-11-30 Price Changed $506,000 MCALLENMLS
• 2022-11-28 Price Changed $495,000 MCALLENMLS
• 2022-10-15 Listed $506,000 MCALLENMLS