1239 W Ivy Ave · Alamo, TX 78516

$140,000

3 bd · 1.0 ba · 1,708 sqft · SingleFamily public records · 41 Days on market

Built 1982 6,250 sqft lot $82/sqft · 36% below area Est $219k · 36% 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 +16.8/30.0
• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• DSCR +5.2/10.0
• 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

This property features 3 bedrooms and 1 full bathroom, along with a spacious living area and kitchen. In addition, the rear of the property offers 2 extra bedrooms and an additional full bathroom located behind the main house.

Key facts

• 6,250 sq ft lot
• Built 1982
• Listed 41 days

Property features AI

Finance

• Other: Lot size approximately 0.1435 acres (about 6,251 sq ft)
• HOA & community: No homeowners association

Exterior

• Parking: No garage
• Utilities: Public water; City sewer
• Home design: Single-family property; Not new construction; Paved road access
• Construction: Masonite exterior; Metal and shingle roof; Pillar/post/pier foundation; Built area approximately 1,708 square feet
• Exterior features: Chain link fencing; Covered patio; Irregular lot

Interior

• Kitchen: Water heater (other); No conveying appliances
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Interior features: Laminate countertops; No window coverings
• Laundry & utility: Laundry area with washer/dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.8% 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: Santos Livas El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 527 students, 90% FRL) — zoned schools average 90% FRL vs 72% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 349 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 32% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 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 41 days — a 3% lower offer ($136k) 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 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: 1.03% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 8.1

CMA / ARV

• ARV (median comp): $219,325
• List price: $140,000
• Delta: -36.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 W Citrus Ave	0.51mi	3/1.0	1,700 (-0%)	21mo	$110,000	$65	58
410 Laura Dr	0.39mi	3/2.0	1,624 (-5%)	20mo	$244,000	$150	53
1311 Date Palm St	0.51mi	2/2.0 (-1)	1,590 (-7%)	8mo	$169,999	$107	49
729 Saint Vincent Dr	0.68mi	4/2.0 (+1)	1,701 (-0%)	14mo	$285,000	$168	47
733 Saint Vincent Dr	0.69mi	4/2.0 (+1)	1,816 (+6%)	3mo	$305,000	$168	46
709 Carey Ln	0.69mi	3/2.0	1,523 (-11%)	2mo	$250,000	$164	44
730 Saint Vincent Dr	0.71mi	4/2.0 (+1)	1,698 (-1%)	16mo	$284,800	$168	43
736 Saint Vincent Dr	0.72mi	3/2.5	1,888 (+10%)	2mo	$345,000	$183	41
734 Saint Vincent Dr	0.72mi	3/2.5	1,791 (+5%)	14mo	$295,000	$165	41
728 Saint Vincent Dr	0.72mi	3/2.5	1,791 (+5%)	14mo	$295,000	$165	40
731 Saint Vincent Dr	0.68mi	3/2.0	1,553 (-9%)	14mo	$264,000	$170	37
726 Saint Vincent Dr	0.71mi	3/2.0	1,542 (-10%)	18mo	$269,850	$175	32

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-16,830
• Equity at exit: $20,874

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-6,926
• Equity at exit: $12,105

Cash invested: $39,200 (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: 349
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$734
• Tax from tax record: −$251 /mo · $3,010/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $91

Break-even live

Break-even rent $1,321

Max offer price $140,000

Occupancy floor 89%

Sensitivity live

Price	-10% $170	-5% $130	+0% $91	+5% $51	+10% $12
Rent	-10% $-23	-5% $34	+0% $91	+5% $148	+10% $204
Rate	-1.0pp $161	-0.5pp $126	base $91	+0.5pp $55	+1.0pp $18

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1203 W Jasmine Ave Alamo, TX	3.0	2.0	1588	$1,500	$0.94	22d	1	0.08mi
1305 Valle Vista St Unit 4 Alamo, TX	3.0	2.0	1050	$1,300	$1.24	45d	1	0.61mi
1225 Valle Vista St Unit 3 Alamo, TX	3.0	2.0	1050	$1,250	$1.19	45d	1	0.83mi
1309 Valle Vista St Unit 3 Alamo, TX	3.0	2.0	1050	$1,250	$1.19	45d	1	0.84mi
1122 Country Club Dr Unit 4 Alamo, TX	3.0	2.0	1060	$1,200	$1.13	15d	1	0.91mi
1233 Country Club Dr Unit 4 Alamo, TX	2.0	2.0	1099	$1,050	$0.96	45d	1	0.91mi
217 Rafael Dr Unit 4 San Juan, TX	2.0	2.0	1078	$1,100	$1.02	45d	1	0.91mi
221 Rafael Dr Unit 1 San Juan, TX	2.0	2.0	1200	$1,150	$0.96	45d	1	0.93mi
405 Rafael Dr Apt 2 San Juan, TX	3.0	2.0	1200	$1,250	$1.04	45d	1	0.97mi
1809 N Mangrove St San Juan, TX	3.0	2.0	1392	$1,950	$1.40	20d	1	0.99mi
529 Country Club Dr Alamo, TX	3.0	2.0	1419	$1,950	$1.37	15d	1	1.03mi
812 Santa Anna Dr Alamo, TX	2.0	2.0	1400	$2,000	$1.43	15d	1	1.05mi
444 E Acacia Ave Unit 3 Alamo, TX	3.0	2.0	1107	$1,300	$1.17	24d	1	1.17mi
436 E Acacia Ave Alamo, TX	3.0	2.0	1130	$1,225	$1.08	15d	1	1.20mi
1032 Palm Dr Apt 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	24d	1	1.22mi
1020 Palm Dr Unit 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	24d	1	1.22mi
1036 Palm Dr Unit 1 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	24d	1	1.22mi
1020 Palm Dr Unit 1 Alamo, TX	3.0	2.0	1078	$1,275	$1.18	45d	1	1.34mi
427 Frio Ln Apt 4 Alamo, TX	3.0	2.0	1118	$1,275	$1.14	45d	1	1.34mi
1236 N Alamo Rd Alamo, TX	3.0	1.0	1368	$1,250	$0.91	45d	1	1.38mi
837 S 13th St Alamo, TX	2.0	1.5	1104	$1,095	$0.99	15d	1	1.43mi
438 Alma Ave Alamo, TX	4.0	2.0	1392	$1,600	$1.15	15d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $140,000 Active 41 DOM
2. 2026-06-17
   days on market $140,000 Active 40 DOM
3. 2026-06-16
   days on market $140,000 Active 39 DOM
4. 2026-06-15
   days on market $140,000 Active 38 DOM
5. 2026-06-14
   days on market $140,000 Active 36 DOM
6. 2026-06-13
   days on market $140,000 Active 35 DOM
7. 2026-06-10
   days on market $140,000 Active 33 DOM
8. 2026-06-09
   days on market $140,000 Active 32 DOM
9. 2026-06-08
   days on market $140,000 Active 31 DOM
10. 2026-06-07
    days on market $140,000 Active 30 DOM
11. 2026-06-03
    days on market $140,000 Active 26 DOM
12. 2026-06-02
    days on market $140,000 Active 25 DOM
13. 2026-06-01
    days on market $140,000 Active 24 DOM
14. 2026-05-31
    days on market $140,000 Active 23 DOM
15. 2026-05-31
    days on market $140,000 Active 22 DOM
16. 2026-05-08
    listed $140,000 Active 226-char remark
17. 2022-01-24
    soldstatus
18. 2002-03-26
    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: $3,010 · $251/mo
• Projected year-2 tax: $3,010 · $251/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) · 21% 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: $17,228
• − Mortgage interest: −$7,842
• − Property taxes: −$3,010
• − Insurance: −$700
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$4,073
• Taxable loss: −$1,153
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $1,367/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

3 events — show timeline

• 2026-05-08 Listed $140,000 MCALLENMLS
• 2022-01-24 Sold (Public Records) — Public Records
• 2002-03-26 Sold (Public Records) — Public Records

Property tax history

+12.3%/yr

Latest (2025): $3,010 · +21.5% YoY. Source: county tax records.