1118 Country Club Dr · Alamo, TX 78516

$500,000

None bd · None ba · 4,242 sqft · MultiFamily · 72 Days on market

Built 2025 Excellent condition 10,480 sqft lot $118/sqft · at area comps Est $502k · at est. $54/mo HOA · 5% of rent

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Why this score? — see what drove the D- 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 +11.2/30.0
• ARV discount +7.7/15.0
• Condition / age +5.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Income-producing fourplex in a highly accessible Alamo location about one mile off the expressway. Completed in June of 2025. Property features multiple well-designed units ideal for steady rental income. Close proximity to major roads, shopping, and everyday conveniences enhances tenant appeal. Great opportunity for investors looking to expand their portfolio in a growing area.

Key facts

• 0.24 acre lot
• Garage
• Built 2025

Tags

• INCOME PRODUCING FOURPLEX
• HIGHLY ACCESSIBLE LOCATION
• MULTIPLE WELL DESIGNED UNITS
• CLOSE PROXIMITY TO MAJOR ROADS
• CLOSE PROXIMITY TO SHOPPING

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $500k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative. Per door: $-48/mo.
• To cash-flow at today's rent, offer at most $472k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $420k (16.0% below list).
• Recommended offer: $420k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Augusto Guerra El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 675 students, 96% FRL); Audie Murphy Middle (math 13% / reading 22%, grade F, #1,507 of 1,662 statewide, top 91%, 787 students, 95% 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 95% FRL vs 72% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 421 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $3k of loan paydown is wiped out by about $15k 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 72 days — a 6% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Recommended offer $420,000 (16.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 0.84% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (median comp): $502,148
• List price: $500,000
• Delta: -0.43%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 Country Club Dr	0.00mi	—/—	4,228 (-0%)	13mo	$510,000	$121	88
1122 Country Club Dr	0.00mi	—/—	4,228 (-0%)	15mo	$510,000	$121	87
1229 Country Club Dr	0.00mi	—/—	3,998 (-6%)	14mo	$490,000	$123	78
428 Acacia St	1.12mi	—/—	4,172 (-2%)	0mo	$505,000	$121	62
444 E Acacia St	1.09mi	—/—	4,266 (+1%)	11mo	$515,000	$121	55
421 E Acacia St	1.12mi	—/—	4,266 (+1%)	14mo	$480,000	$113	52
420 Acacia St	1.12mi	—/—	4,266 (+1%)	19mo	$480,000	$113	48
1225 Valle Vista St	0.93mi	—/—	4,200 (-1%)	20mo	$520,000	$124	47
1309 Valle Vista St	0.93mi	—/—	4,200 (-1%)	20mo	$520,000	$124	47
440 E Acacia Ave E	1.12mi	—/—	4,128 (-3%)	19mo	$515,000	$125	44
905 Deluxe St	1.10mi	—/—	3,776 (-11%)	8mo	$485,000	$128	40
844 Deluxe St	1.11mi	—/—	3,746 (-12%)	14mo	$490,000	$131	34

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-93,114
• Equity at exit: $74,552

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-96,386
• Equity at exit: $43,231

Cash invested: $140,000 (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 →

Active competition Active MLS

• For sale now: 10 active
• Median asking: $480,000 ($117/sqft)
• Median days on market: 218 d
• This list price: 80% of active listings are priced below it
• ARV vs active asking: +1.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78516

• Home prices YoY: -6.5%
• Active inventory: 421
• Price-to-rent: 39.7×

Monthly cashflow live

• Estimated rent: $4,200 high
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,500/yr
• Insurance: −$208
• HOA: −$54
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $-191

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,200
Total (4 units)			$4,200

Break-even live

Break-even rent $4,442

Max offer price $472,306

Occupancy floor 100%

Sensitivity live

Price	-10% $154	-5% $-19	+0% $-191	+5% $-364	+10% $-537
Rent	-10% $-523	-5% $-357	+0% $-191	+5% $-25	+10% $140
Rate	-1.0pp $60	-0.5pp $-64	base $-191	+0.5pp $-321	+1.0pp $-453

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: $125,000
• Closing costs: $15,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1229 Country Club Dr Unit 3 Alamo, TX	2.0	2.0	4046	$1,025	$0.25	15d	1	0.02mi
445 E Acacia Ave Unit 1 Alamo, TX	3.0	2.0	4266	$1,100	$0.26	72d	1	1.14mi
413 E Acacia Ave Unit 2 Alamo, TX	2.0	2.0	4266	$1,025	$0.24	72d	1	1.18mi

Listing history 16 events

1. 2026-06-03
   days on market $500,000 Active 72 DOM
2. 2026-06-02
   days on market $500,000 Active 71 DOM
3. 2026-06-01
   days on market $500,000 Active 70 DOM
4. 2026-05-31
   days on market $500,000 Active 69 DOM
5. 2026-05-31
   days on market $500,000 Active 68 DOM
6. 2026-03-23
   listed $500,000 Active 381-char remark

   Show marketing remark (381 chars)

   Income-producing fourplex in a highly accessible Alamo location about one mile off the expressway. Completed in June of 2025. Property features multiple well-designed units ideal for steady rental income. Close proximity to major roads, shopping, and everyday conveniences enhances tenant appeal. Great opportunity for investors looking to expand their portfolio in a growing area.

7. 2026-03-23
   historical $1,450

   Show marketing remark (381 chars)

   Income-producing fourplex in a highly accessible Alamo location about one mile off the expressway. Completed in June of 2025. Property features multiple well-designed units ideal for steady rental income. Close proximity to major roads, shopping, and everyday conveniences enhances tenant appeal. Great opportunity for investors looking to expand their portfolio in a growing area.

8. 2026-02-19
   listed $1,450
9. 2026-01-05
   historical $1,450
10. 2025-11-25
    status Active
11. 2025-11-18
    price $1,450
12. 2025-11-04
    listed $1,350
13. 2025-10-26
    status Pending
14. 2025-06-15
    historical $1,350
15. 2025-06-02
    listed $510,000 Active
16. 2025-05-14
    listed $1,350

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $50,400
• − Mortgage interest: −$28,008
• − Property taxes: −$7,500
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,032
• − Management: −$4,032
• − HOA: −$648
• − Depreciation: −$14,545
• Taxable loss: −$10,865
• Est. tax savings @ 24.0%: +$2,608
• After-tax cash flow: $311/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

Excellent 100/100 None rehab

This fourplex is in excellent condition with modern finishes and a well-maintained exterior. It is ready for immediate rental or resale with minimal additional improvements.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Addition of smart home features — Improves convenience and adds modern amenities for both buyers and renters. ↑

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Augusto Guerra El F TX #3,583/4,322 Nat'l #33,738/41,679 Middle Audie Murphy Middle F TX #1,507/1,662 Nat'l #12,181/14,009 High Psja Thomas Jefferson T-Stem Early College H S D TX #509/1,632 Nat'l #5,677/17,239

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

C Composite livability gradescore 62/100

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 · 955,232 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: 7% of renters

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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%

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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%

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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: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+36937.0% since first listed

11 events — show timeline

• 2026-03-23 Listed $500,000 MCALLENMLS
• 2026-03-23 Rental Removed $1,450 TURBOTENANT
• 2026-02-19 Listed for Rent $1,450 TURBOTENANT
• 2026-01-05 Rental Removed $1,450 TURBOTENANT
• 2025-11-25 Relisted — MCALLENMLS
• 2025-11-18 Price Changed $1,450 TURBOTENANT
• 2025-11-04 Listed for Rent $1,350 TURBOTENANT
• 2025-10-26 Pending — MCALLENMLS
• 2025-06-15 Rental Removed $1,350 TURBOTENANT
• 2025-06-02 Listed $510,000 MCALLENMLS
• 2025-05-14 Listed for Rent $1,350 TURBOTENANT