1234 Valle Vista St · Alamo, TX 78589

$485,000

None bd · None ba · 3,988 sqft · MultiFamily · 372 Days on market

Built 2025 Excellent condition 9,600 sqft lot $122/sqft · at area comps Est $502k · at est. $50/mo HOA · 4% of rent

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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 +19.4/30.0
• ARV discount +9.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• Condition / age +5.0/5.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Incredible investment opportunity in Alamo, TX! This brand new incomplete construction fourplex is perfectly located just minutes from the expressway, offering convenience, modern design, and strong rental potential. The building features a total of four units: two 3-bedroom, 2-bathroom units and two 2-bedroom, 2-bathroom units — all thoughtfully designed for comfortable living. Each unit offers a bright open-concept layout with modern finishes, including granite countertops, custom cabinetry, stainless steel appliances, and wood-look tile flooring throughout. Decorative tray ceilings, stylish lighting, and spacious floor plans create a high-end living experience. Don’t miss this opportunity to own a newly built income-producing property in a growing area. Schedule a tour today! (Photos shown are for illustration purposes only. Units for sale may vary slightly in layout, fixtures, or finishes.)

Key facts

• Custom cabinetry
• Modern finishes
• Granite countertops

Tags

• BRIGHT OPEN-CONCEPT LAYOUT
• MODERN FINISHES
• GRANITE COUNTERTOPS
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES
• WOOD-LOOK TILE FLOORING

What this means for you Summary

Snapshot

• This is a 2×3bd/2ba + 2×2bd/2ba units multifamily listed at $485k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive. Per door: $136/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $485k).
• Recommended offer: $427k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Santos Livas El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 527 students, 90% 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 93% FRL vs 72% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 441 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 372 days — a 12% lower offer ($427k) is reasonable based on typical stale-listing flexibility.

Recommended offer $426,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 372 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 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?
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: 1.03% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (median comp): $502,204
• List price: $485,000
• Delta: -2.43%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1225 Valle Vista St	0.26mi	—/—	4,200 (+5%)	20mo	$520,000	$124	62
1309 Valle Vista St	0.26mi	—/—	4,200 (+5%)	20mo	$520,000	$124	62
1305 Valle Vista St	0.26mi	—/—	4,200 (+5%)	20mo	$520,000	$124	62
1229 Country Club Dr	0.79mi	—/—	3,998 (+0%)	14mo	$490,000	$123	53
905 Deluxe St	0.91mi	—/—	3,776 (-5%)	8mo	$485,000	$128	50
1200 Country Club Dr	0.79mi	—/—	4,228 (+6%)	13mo	$510,000	$121	44
844 Deluxe St	0.91mi	—/—	3,746 (-6%)	14mo	$490,000	$131	43
1122 Country Club Dr	0.79mi	—/—	4,228 (+6%)	15mo	$510,000	$121	43

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-43,867
• Equity at exit: $72,315

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $6,809
• Equity at exit: $41,934

Cash invested: $135,800 (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: 4 active
• Median asking: $492,500 ($120/sqft)
• Median days on market: 95 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +4.9% vs current asking $/sqft

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

ZIP-level market 78589

• Home prices YoY: -12.1%
• Active inventory: 441
• Price-to-rent: 31.1×

Monthly cashflow live

• Estimated rent: $4,994 high
• Mortgage (P&I): −$2,543
• Tax est. 1.5%: −$606 /mo · $7,275/yr
• Insurance: −$202
• HOA: −$50
• Vacancy / Maint / Mgmt: −$1,049
• Net cashflow: $544

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,600
▸ 2× units	2	2	$2,394
Total (4 units)			$4,994

Break-even live

Break-even rent $4,306

Max offer price $485,000

Occupancy floor 84%

Sensitivity live

Price	-10% $879	-5% $711	+0% $544	+5% $376	+10% $208
Rent	-10% $149	-5% $346	+0% $544	+5% $741	+10% $938
Rate	-1.0pp $788	-0.5pp $667	base $544	+0.5pp $418	+1.0pp $290

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: $121,250
• Closing costs: $14,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 Valle Vista St Unit 2 Alamo, TX	3.0	2.0	1040	$1,300	$1.25	93d	1	0.02mi
1305 Valle Vista St Unit 4 Alamo, TX	3.0	2.0	1050	$1,300	$1.24	93d	1	0.07mi
909 Deluxe St Unit 4 Alamo, TX	2.0	2.0	906	$1,000	$1.10	15d	1	0.21mi
1225 Valle Vista St Unit 3 Alamo, TX	3.0	2.0	1050	$1,250	$1.19	93d	1	0.29mi
1309 Valle Vista St Unit 3 Alamo, TX	3.0	2.0	1050	$1,250	$1.19	93d	1	0.29mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	93d	1	0.53mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	72d	1	0.53mi
740 N Alamo Rd Unit 1 Alamo, TX	2.0	2.0	956	$1,200	$1.26	93d	1	0.53mi
1203 W Jasmine Ave Alamo, TX	3.0	2.0	1588	$1,500	$0.94	70d	1	0.53mi
740 N Alamo Rd Unit 31 Alamo, TX	2.0	2.0	956	$1,150	$1.20	15d	1	0.53mi
1809 N Mangrove St San Juan, TX	3.0	2.0	1392	$1,950	$1.40	68d	1	0.59mi
1122 Country Club Dr Unit 4 Alamo, TX	3.0	2.0	1060	$1,200	$1.13	63d	1	0.77mi
1122 Country Club Dr Unit 4 Alamo, TX	3.0	2.0	—	$1,200	—	72d	1	0.77mi
1233 Country Club Dr Unit 4 Alamo, TX	2.0	2.0	1099	$1,050	$0.96	93d	1	0.77mi
1229 Country Club Dr Unit 3 Alamo, TX	2.0	2.0	4046	$1,025	$0.25	15d	1	0.77mi
1236 N Alamo Rd Alamo, TX	3.0	1.0	1368	$1,250	$0.91	15d	1	0.84mi
529 Country Club Dr Alamo, TX	3.0	2.0	1419	$1,950	$1.37	63d	1	0.86mi
650 N 7th St Alamo, TX	1.0	1.0	—	$700	—	93d	1	0.95mi
650 N 7th St Unit 102 Alamo, TX	2.0	1.0	—	$890	—	15d	1	0.95mi
650 N 7th St Unit 102 Alamo, TX	2.0	1.0	—	$890	—	93d	1	0.95mi
650 N 7th St Unit 101 Alamo, TX	1.0	1.0	—	$860	—	93d	1	0.95mi
650 N 7th St Unit 101 Alamo, TX	1.0	1.0	—	$860	—	15d	1	0.95mi
1126 Grandeur Dr Alamo, TX	3.0	2.0	1482	$1,800	$1.21	63d	1	0.98mi
404 N Cesar Chavez Rd Alamo, TX	2.0–3.0	2.0	990	$895	$0.90	15d	4	1.05mi
439 Medina Ln Unit 1 Alamo, TX	2.0	2.0	—	$1,125	—	72d	1	1.07mi
1340 11th St Alamo, TX	3.0	2.0	1514	$1,800	$1.19	15d	1	1.07mi
443 Medina Ln Alamo, TX	2.0	2.0	908	$1,125	$1.24	16d	1	1.08mi
435 Medina Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,200	$1.32	93d	1	1.08mi
443 Medina Ln Unit 3 Alamo, TX	2.0	2.0	908	$1,125	$1.24	72d	1	1.08mi
435 Medina Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	72d	1	1.08mi
812 Santa Anna Dr Alamo, TX	2.0	2.0	1400	$1,700	$1.21	15d	1	1.09mi
427 Frio LN Alamo, TX	2.0	2.0	908	$1,200	$1.32	16d	1	1.11mi
440 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,275	$1.40	93d	1	1.11mi
427 Frio Ln Apt 4 Alamo, TX	3.0	2.0	1118	$1,275	$1.14	93d	1	1.11mi
440 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	93d	1	1.11mi
448 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	93d	1	1.11mi
448 Frio Ln Alamo, TX	2.0	2.0	908	$1,125	$1.24	16d	1	1.11mi
448 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	72d	1	1.11mi
440 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	72d	1	1.11mi
444 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,125	$1.24	72d	1	1.11mi

Listing history 50 events

1. 2026-08-08
   days on market $485,000 Active 372 DOM
2. 2026-08-07
   days on market $485,000 Active 371 DOM
3. 2026-08-06
   days on market $485,000 Active 370 DOM
4. 2026-08-05
   days on market $485,000 Active 369 DOM
5. 2026-08-04
   days on market $485,000 Active 368 DOM
6. 2026-08-03
   pricedays on market $485,000 Active 367 DOM
7. 2026-07-31
   days on market $490,000 Active 364 DOM
8. 2026-07-29
   days on market $490,000 Active 362 DOM
9. 2026-07-27
   days on market $490,000 Active 360 DOM
10. 2026-07-25
    days on market $490,000 Active 358 DOM
11. 2026-07-23
    days on market $490,000 Active 356 DOM
12. 2026-07-22
    days on market $490,000 Active 355 DOM
13. 2026-07-21
    days on market $490,000 Active 354 DOM
14. 2026-07-18
    days on market $490,000 Active 351 DOM
15. 2026-07-16
    days on market $490,000 Active 349 DOM
16. 2026-07-16
    days on market $490,000 Active 348 DOM
17. 2026-07-14
    days on market $490,000 Active 347 DOM
18. 2026-07-14
    days on market $490,000 Active 346 DOM
19. 2026-07-12
    days on market $490,000 Active 345 DOM
20. 2026-07-11
    days on market $490,000 Active 344 DOM
21. 2026-07-10
    days on market $490,000 Active 343 DOM
22. 2026-07-09
    days on market $490,000 Active 342 DOM
23. 2026-07-07
    days on market $490,000 Active 340 DOM
24. 2026-07-06
    days on market $490,000 Active 339 DOM
25. 2026-07-05
    days on market $490,000 Active 338 DOM
26. 2026-07-04
    days on market $490,000 Active 337 DOM
27. 2026-07-03
    days on market $490,000 Active 336 DOM
28. 2026-07-02
    days on market $490,000 Active 335 DOM
29. 2026-07-01
    days on market $490,000 Active 334 DOM
30. 2026-06-30
    days on market $490,000 Active 333 DOM
31. 2026-06-29
    days on market $490,000 Active 332 DOM
32. 2026-06-28
    days on market $490,000 Active 331 DOM
33. 2026-06-28
    days on market $490,000 Active 330 DOM
34. 2026-06-27
    days on market $490,000 Active 329 DOM
35. 2026-06-25
    days on market $490,000 Active 327 DOM
36. 2026-06-23
    days on market $490,000 Active 325 DOM
37. 2026-06-22
    days on market $490,000 Active 324 DOM
38. 2026-06-18
    days on market $490,000 Active 321 DOM
39. 2026-06-17
    days on market $490,000 Active 320 DOM
40. 2026-06-16
    days on market $490,000 Active 319 DOM
41. 2026-06-15
    days on market $490,000 Active 318 DOM
42. 2026-06-14
    days on market $490,000 Active 316 DOM
43. 2026-06-13
    days on market $490,000 Active 315 DOM
44. 2026-06-10
    days on market $490,000 Active 313 DOM
45. 2026-06-09
    days on market $490,000 Active 312 DOM
46. 2026-06-08
    days on market $490,000 Active 311 DOM
47. 2026-06-07
    days on market $490,000 Active 310 DOM
48. 2026-06-03
    days on market $490,000 Active 306 DOM
49. 2026-06-02
    days on market $490,000 Active 305 DOM
50. 2026-06-01
    days on market $490,000 Active 304 DOM

ⓘ 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: $59,928
• − Mortgage interest: −$27,168
• − Property taxes: −$7,275
• − Insurance: −$2,425
• − Repairs & maintenance: −$4,794
• − Management: −$4,794
• − HOA: −$600
• − Depreciation: −$14,109
• Taxable loss: −$1,237
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $6,819/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 · 3 photos

Excellent 100/100 None rehab

This brand new fourplex in Alamo, TX is move-in ready with modern design and high-end finishes, offering strong rental potential.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Santos Livas El F TX #3,836/4,322 Nat'l #35,191/41,679 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 · 955,232 people
• City population: 34,370
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 39,958
• Household income: $51,662
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 14% 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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 43% White 3%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 26% · Canada
• Languages at home: 18% English-only · Spanish 82%

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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: ▼ -32.82%
• Current HPI: 239.3829
• 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

1 event — show timeline

• 2025-08-01 Listed $490,000 MCALLENMLS