7811 58th Ln · Alton, TX 78573

$490,000

8 bd · 8.0 ba · — sqft · MultiFamily · 192 Days on market

Built 2024 Good condition Est $527k · 7% under $63/mo HOA · 5% of rent ↓ 2% 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 +17.6/30.0
• ARV discount +10.6/15.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0

Multi-family units

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

Listing remarks MLS

FULLY LEASED FOURPLEX ON SHARY RD AND MILE 5! Don’t miss this well-maintained, contemporary-style 4-unit property featuring a sleek, modern exterior that offers strong curb appeal. The building includes a mix of spacious 3-bedroom/2-bath and 2-bedroom/2-bath units—ideal for attracting a wide range of tenants. Each unit is designed for comfort and convenience, with two full bathrooms per unit. This is a solid income-producing opportunity in a desirable location, perfect for investors looking to expand their portfolio with a reliable, low-maintenance property.

Key facts

• 8 parking spots
• Built 2024
• Listed 192 days

What this means for you Summary

Snapshot

• This is a 2×2bd/2.0ba + 2×3bd/2.0ba units multifamily listed at $490k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive. Per door: $96/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 $485k (1.0% below list).
• Recommended offer: $431k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.6% 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: schools F, crime F, amenities F.
• Sharyland ISD (urban): math 34% / reading 44% proficiency, ranked #406 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.5%/yr); 623 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $4,852/mo this rent would consume 106% of the median local household income ($55k/yr) (locally 855% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $52k of equity ($3k loan paydown + $49k 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 $137k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$84k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($431k) is reasonable based on typical stale-listing flexibility.
• 2 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 $431,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.99% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 8.4

CMA / ARV

• ARV (median comp): $526,804
• List price: $490,000
• Delta: -6.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 2.45% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 3.10×
• Total profit: $288,753
• Equity at exit: $441,431

10-year hold

• IRR: 23.1%
• Equity multiple: 7.02×
• Total profit: $826,030
• Equity at exit: $951,962

Cash invested: $137,200 (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 78573

• Home prices YoY: 8.0%
• Rents YoY: 2.5%
• Active inventory: 623
• Price-to-rent: 34.6×

Monthly cashflow live

• Estimated rent: $4,852 high
• Mortgage (P&I): −$2,570
• Tax est. 1.5%: −$612 /mo · $7,350/yr
• Insurance: −$204
• HOA: −$63
• Vacancy / Maint / Mgmt: −$1,019
• Net cashflow: $384

Break-even live

Break-even rent $4,366

Max offer price $490,000

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,360
▸ 2× units	3	2	$2,492
Total (4 units)			$4,852

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: $122,500
• Closing costs: $14,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 17 events

1. 2026-06-18
   days on market $490,000 Active 192 DOM
2. 2026-06-17
   days on market $490,000 Active 191 DOM
3. 2026-06-16
   days on market $490,000 Active 190 DOM
4. 2026-06-15
   days on market $490,000 Active 189 DOM
5. 2026-06-14
   days on market $490,000 Active 187 DOM
6. 2026-06-10
   days on market $490,000 Active 184 DOM
7. 2026-06-09
   days on market $490,000 Active 183 DOM
8. 2026-06-08
   days on market $490,000 Active 182 DOM
9. 2026-06-07
   days on market $490,000 Active 181 DOM
10. 2026-06-03
    days on market $490,000 Active 177 DOM
11. 2026-06-02
    days on market $490,000 Active 176 DOM
12. 2026-06-01
    days on market $490,000 Active 175 DOM
13. 2026-05-31
    days on market $490,000 Active 174 DOM
14. 2026-05-31
    days on market $490,000 Active 173 DOM
15. 2025-12-08
    price $490,000 576-char remark

    Show marketing remark (564 chars)

    FULLY LEASED FOURPLEX ON SHARY RD AND MILE 5! Don't miss this well-maintained, contemporary-style 4-unit property featuring a sleek, modern exterior that offers strong curb appeal. The building includes a mix of spacious 3-bedroom/2-bath and 2-bedroom/2-bath units-ideal for attracting a wide range of tenants. Each unit is designed for comfort and convenience, with two full bathrooms per unit. This is a solid income-producing opportunity in a desirable location, perfect for investors looking to expand their portfolio with a reliable, low-maintenance property.

16. 2025-12-08
    listed $490,000 Price Change 564-char remark

    Show marketing remark (564 chars)

    FULLY LEASED FOURPLEX ON SHARY RD AND MILE 5! Don't miss this well-maintained, contemporary-style 4-unit property featuring a sleek, modern exterior that offers strong curb appeal. The building includes a mix of spacious 3-bedroom/2-bath and 2-bedroom/2-bath units-ideal for attracting a wide range of tenants. Each unit is designed for comfort and convenience, with two full bathrooms per unit. This is a solid income-producing opportunity in a desirable location, perfect for investors looking to expand their portfolio with a reliable, low-maintenance property.

17. 2025-11-13
    listed $500,000 Active 576-char remark

    Show marketing remark (576 chars)

    FULLY LEASED FOURPLEX ON SHARY RD AND MILE 5! Don’t miss this well-maintained, contemporary-style 4-unit property featuring a sleek, modern exterior that offers strong curb appeal. The building includes a mix of spacious 3-bedroom/2-bath and 2-bedroom/2-bath units—ideal for attracting a wide range of tenants. Each unit is designed for comfort and convenience, with two full bathrooms per unit. This is a solid income-producing opportunity in a desirable location, perfect for investors looking to expand their portfolio with a reliable, low-maintenance property.

ⓘ 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: $58,224
• − Mortgage interest: −$27,448
• − Property taxes: −$7,350
• − Insurance: −$2,450
• − Repairs & maintenance: −$4,658
• − Management: −$4,658
• − HOA: −$756
• − Depreciation: −$14,255
• Taxable loss: −$3,350
• Est. tax savings @ 24.0%: +$804
• After-tax cash flow: $5,410/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 · 4 photos

Good 80/100 Cosmetic rehab

This fully leased fourplex is in good condition with a modern exterior and well-maintained landscaping. It offers a solid income-producing opportunity with a mix of 3-bedroom/2-bath and 2-bedroom/2-bath units.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Upgrade landscaping — Improves curb appeal and rental appeal
• Both Install smart home features — Attracts tech-savvy tenants and buyers
• Both Add energy-efficient windows — Reduces energy costs and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Upgrade landscaping — Improves curb appeal and rental appeal ↑
• Both Install smart home features — Attracts tech-savvy tenants and buyers ↑
• Both Add energy-efficient windows — Reduces energy costs and enhances curb appeal ↑

ⓘ 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: Sharyland ISD
• NCES district ID: 4839930
• Math proficiency: 34% ▼ -35.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $57,792
• Composite: 34.38/100
• National rank: #5214
• State rank: #406 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

• County: Hidalgo County · 623,128 people
• City population: 144,650
• 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

-2.0% since first listed

3 events — show timeline

• 2025-12-08 Price Changed $490,000 MCALLENMLS
• 2025-12-08 Listed $490,000 LERA
• 2025-11-13 Listed $500,000 MCALLENMLS