322 E Adams Ave · Alton, TX 78573

$129,016

3 bd · 2.0 ba · 1,256 sqft · SingleFamily public records · 16 Days on market

Built 1999 0.25 ac lot $103/sqft · 28% below area Est $180k · 28% 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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• Appreciation +10.0/10.0
• 1% rule +4.4/10.0
• DSCR +3.2/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Investment opportunity with 3 bedrooms, 1.5 baths, 1 Car Carport

Key facts

• 0.25 acre lot
• Parking
• Built 1999

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $-51 ($-617/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (5.7% below list).
• Recommended offer: $120k (7.0% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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.
• 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.
• Market conditions: Rents rising (+2.5%/yr); 623 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($892 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $119,929 (7.0% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 8.8

CMA / ARV

• ARV (median comp): $179,898
• List price: $129,016
• Delta: -28.28%
• 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
322 E Adams Ave	0.00mi	3/1.5	1,256 (0%)	1mo	$129,016	$103	98
310 Adams Ave	0.04mi	3/2.0	1,196 (-5%)	3mo	$225,000	$188	88
325 N Alamo St	0.33mi	3/2.0	1,360 (+8%)	10mo	$155,000	$114	63
816 Spring Dr	0.68mi	3/2.5	1,392 (+11%)	12mo	$259,000	$186	38
909 Edgewood Dr	0.55mi	3/2.0	1,401 (+12%)	20mo	$266,190	$190	38
404 Spring Dr	0.64mi	3/2.0	1,393 (+11%)	18mo	$275,000	$197	37
1015 Edgewood Dr	0.61mi	3/2.5	1,402 (+12%)	16mo	$263,900	$188	37
808 Spring Dr	0.64mi	3/2.5	1,367 (+9%)	20mo	$257,000	$188	37
1008 Orchard	0.60mi	3/2.0	1,443 (+15%)	19mo	$265,000	$184	32
601 Quarry Dr	0.55mi	3/2.5	1,442 (+15%)	20mo	$268,000	$186	31
704 Spring Dr	0.64mi	3/2.5	1,432 (+14%)	18mo	$259,900	$181	30
1008 Edgewood Dr	0.61mi	3/2.5	1,442 (+15%)	18mo	$262,000	$182	30

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: 22.9%
• Equity multiple: 2.84×
• Total profit: $66,413
• Equity at exit: $116,228

10-year hold

• IRR: 20.3%
• Equity multiple: 6.45×
• Total profit: $197,006
• Equity at exit: $250,650

Cash invested: $36,124 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,216 high
• Mortgage (P&I): −$677
• Tax from tax record: −$282 /mo · $3,384/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-51

Break-even live

Break-even rent $1,281

Max offer price $119,929

Occupancy floor 99%

Sensitivity live

Price	-10% $22	-5% $-15	+0% $-51	+5% $-88	+10% $-124
Rent	-10% $-148	-5% $-99	+0% $-51	+5% $-3	+10% $45
Rate	-1.0pp $14	-0.5pp $-19	base $-51	+0.5pp $-85	+1.0pp $-119

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: $32,254
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 E Adams Ave Alton, TX	3.0	2.0	1196	$1,400	$1.17	45d	1	0.05mi
116 W Campeche Ave Unit 4 Alton, TX	3.0	2.0	1175	$1,200	$1.02	44d	1	0.49mi
116 W Campeche Ave Unit 3 Alton, TX	2.0	2.0	900	$1,100	$1.22	44d	1	0.49mi
120 W Diamond Ave Unit 3 Alton, TX	2.0	2.0	958	$1,100	$1.15	24d	1	0.54mi
308 W Campeche Ave Unit 2 Alton, TX	3.0	2.0	1184	$1,165	$0.98	44d	1	0.57mi
307 W Campeche Ave Unit 4 Alton, TX	3.0	2.0	1148	$1,300	$1.13	24d	1	0.59mi
307 W Campeche Ave Unit 3 Alton, TX	2.0	2.0	980	$1,100	$1.12	24d	1	0.59mi
312 W Campeche Ave Unit 1 Alton, TX	2.0	2.0	1000	$1,065	$1.06	24d	1	0.72mi
308 W Campeche Ave Unit 1 Alton, TX	2.0	2.0	916	$1,000	$1.09	44d	1	0.72mi
312 W Campeche Ave Unit 4 Alton, TX	3.0	2.0	1000	$1,165	$1.17	24d	1	0.72mi
909 W Kohala Ave Unit 1 Alton, TX	3.0	2.0	1100	$1,050	$0.95	14d	1	1.00mi
904 W Mahala Ave Unit 3 Alton, TX	2.0	2.0	900	$925	$1.03	24d	1	1.01mi
908 Kentucky St Unit 3 Alton, TX	2.0	2.0	928	$1,075	$1.16	24d	1	1.04mi
805 W Sunset Valley St Unit 3 Alton, TX	2.0	2.0	928	$1,050	$1.13	24d	1	1.05mi
912 Kentucky St #3 Alton, TX	2.0	2.0	950	$1,100	$1.16	14d	1	1.06mi
1000 Kentucky St Unit 1 Alton, TX	2.0	2.0	928	$1,075	$1.16	44d	1	1.07mi
908 W Kohala Ave Unit 1 Alton, TX	2.0	2.0	900	$950	$1.06	14d	1	1.10mi
1005 W La Pointe Ave Unit 3 Alton, TX	3.0	2.0	1100	$1,175	$1.07	44d	1	1.11mi
1005 W La Pointe Ave Unit 3 Alton, TX	3.0	2.0	1100	$1,175	$1.07	24d	1	1.11mi
713 N Maryland St Unit 4 Alton, TX	3.0	2.0	1000	$1,100	$1.10	24d	1	1.11mi
913 W Sunset Valley St Mission, TX	3.0	2.0	1040	$1,300	$1.25	44d	1	1.11mi
1001 W Sunset Valley St Alton, TX	3.0	2.0	1050	$1,200	$1.14	44d	1	1.12mi
809 S Michigan St Unit 4 Alton, TX	2.0	1.5	1000	$875	$0.88	44d	1	1.13mi
805 N Maryland St Unit 3 Mission, TX	2.0	2.0	893	$1,115	$1.25	21d	1	1.13mi
1001 W Sunset Valley St Unit 4 Alton, TX	3.0	2.0	1092	$1,100	$1.01	44d	1	1.13mi
1001 W Sunset Valley St Unit 4 Alton, TX	3.0	2.0	1092	$1,100	$1.01	24d	1	1.13mi
1309 W Garfield Ave Unit 3 Alton, TX	2.0	2.0	957	$900	$0.94	24d	1	1.17mi
1302 W Harrison Ave Unit 1 Alton, TX	2.0	2.0	1050	$890	$0.85	44d	1	1.19mi
1327 W Garfield Ave Unit 3 Alton, TX	2.0	2.0	995	$925	$0.93	24d	1	1.20mi
1327 W Garfield Ave Unit 2 Alton, TX	2.0	2.0	900	$1,000	$1.11	14d	1	1.20mi
1001 N Maryland St Apt 1 Alton, TX	3.0	2.0	1092	$1,075	$0.98	14d	1	1.21mi
1310 W Harrison Ave Unit 3 Alton, TX	3.0	2.0	1050	$1,325	$1.26	24d	1	1.21mi
1310 W Harrison Ave Unit 2 Alton, TX	3.0	2.0	1050	$1,325	$1.26	44d	1	1.21mi
810 S Missouri St Apt 2 Alton, TX	2.0	2.0	990	$925	$0.93	21d	1	1.23mi
3405 E Zinnia Ave Unit 2 Mission, TX	3.0	2.0	1022	$1,200	$1.17	44d	1	1.23mi
3405 E Zinnia Ave Unit 1 Mission, TX	3.0	2.0	1022	$1,800	$1.76	44d	1	1.23mi
825 S Mississippi St Unit C Alton, TX	2.0	2.0	912	$800	$0.88	19d	1	1.23mi
1409 S Michigan St Unit 1 Alton, TX	2.0	2.0	1100	$1,175	$1.07	14d	1	1.24mi
1409 S Michigan St Unit 1/3 Alton, TX	2.0	2.0	1005	$1,175	$1.17	19d	1	1.24mi
1412 W Harrison Ave Unit 3 Alton, TX	3.0	2.5	1200	$975	$0.81	21d	1	1.28mi

Listing history 7 events

1. 2026-05-06
   status Pending 65-char remark

   Show marketing remark (65 chars)

   Investment opportunity with 3 bedrooms, 1.5 baths, 1 Car Carport

2. 2026-04-20
   listed $129,016 Active 65-char remark

   Show marketing remark (65 chars)

   Investment opportunity with 3 bedrooms, 1.5 baths, 1 Car Carport

3. 2020-07-30
   status Pending
4. 2020-05-12
   listed $99,900 Active
5. 2020-05-11
   historical Withdrawn
6. 2020-01-17
   listed $105,000 Active
7. 1999-09-27
   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: $3,384 · $282/mo
• Projected year-2 tax: $3,384 · $282/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $14,596
• − Mortgage interest: −$7,227
• − Property taxes: −$3,384
• − Insurance: −$645
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$3,753
• Taxable loss: −$2,749
• Est. tax savings @ 24.0%: +$660
• After-tax cash flow: $42/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: 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

+22.9% since first listed

7 events — show timeline

• 2026-05-06 Pending — MCALLENMLS
• 2026-04-20 Listed $129,016 MCALLENMLS
• 2020-07-30 Pending — MCALLENMLS
• 2020-05-12 Listed $99,900 MCALLENMLS
• 2020-05-11 Delisted — MCALLENMLS
• 2020-01-17 Listed $105,000 MCALLENMLS
• 1999-09-27 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,384 · +10.3% YoY. Source: county tax records.