427 Frio Ln · Alamo, TX 78516

$475,000

None bd · None ba · 4,052 sqft · MultiFamily · 42 Days on market

Built 2025 Excellent condition 0.26 ac lot $117/sqft · 5% below area Est $501k · 5% 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 +17.8/30.0
• ARV discount +9.8/15.0
• DSCR +5.6/10.0
• Condition / age +5.0/5.0
• 1% rule +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0
• 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

Fully Leased newly built fourplex. Exceptional investment opportunity in a desirable multi-family subdivision just minutes from Expressway 83,top schools, shopping, and dining. These newly built fourplexes offer modern design, strong tenant appeal, and immediate cash flow. Each unit features a bright open-concept layout with elegant wood-look tile flooring, a contemporary kitchen with custom cabinetry, quartz countertops, and a spacious island providing ample storage and workspace. Bedrooms are generously sized with large closets, and the primary suites include a luxurious frameless glass shower and walk-in closet.

Key facts

• Custom cabinetry
• Contemporary kitchen
• Quartz countertops

Tags

• MULTI-FAMILY SUBDIVISION
• MODERN DESIGN
• BRIGHT OPEN-CONCEPT LAYOUT
• CONTEMPORARY KITCHEN
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2-bath units multifamily listed at $475k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive. Per door: $98/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 $465k (2.1% below list).
• Recommended offer: $461k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• Donna ISD (suburban): math 11% / reading 18% proficiency, ranked #821 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Capt D Salinas Ii El (math 16% / reading 17%, grade F, #3,946 of 4,322 statewide, top 92%, 416 students, 96% FRL); Dora M Sauceda Middle (math 12% / reading 23%, grade F, #1,507 of 1,662 statewide, top 91%, 660 students, 100% FRL); Donna North H S (math 8% / reading 17%, grade F, #1,539 of 1,632 statewide, top 95%, 2,091 students, 100% FRL) — zoned schools average 98% FRL vs 48% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 471 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $14k 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 42 days — a 3% lower offer ($461k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $460,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $500,880
• List price: $475,000
• Delta: -5.17%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1229 Country Club Dr	0.44mi	—/—	3,998 (-1%)	16mo	$490,000	$123	64
1200 Country Club Dr	0.44mi	—/—	4,228 (+4%)	15mo	$510,000	$121	60
1122 Country Club Dr	0.44mi	—/—	4,228 (+4%)	16mo	$510,000	$121	59
905 Deluxe St	1.09mi	—/—	3,776 (-7%)	9mo	$485,000	$128	46
844 Deluxe St	1.09mi	—/—	3,746 (-8%)	16mo	$490,000	$131	39

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-52,005
• Equity at exit: $70,824

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-12,943
• Equity at exit: $41,069

Cash invested: $133,000 (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: $499,500 ($118/sqft)
• Median days on market: 168 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +4.7% 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: 471
• Price-to-rent: 34.1×

Monthly cashflow live

• Estimated rent: $4,650 high
• Mortgage (P&I): −$2,491
• Tax est. 1.5%: −$594 /mo · $7,125/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$976
• Net cashflow: $391

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,648
Total (4 units)			$4,650

Break-even live

Break-even rent $4,155

Max offer price $475,000

Occupancy floor 87%

Sensitivity live

Price	-10% $719	-5% $555	+0% $391	+5% $227	+10% $63
Rent	-10% $24	-5% $207	+0% $391	+5% $575	+10% $758
Rate	-1.0pp $630	-0.5pp $512	base $391	+0.5pp $268	+1.0pp $143

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: $118,750
• Closing costs: $14,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	117d	1	0.03mi
440 Frio Ln Alamo, TX	2.0	2.0	908	$1,125	$1.24	6d	1	0.03mi
444 Frio Ln Alamo, TX	2.0	2.0	908	$1,125	$1.24	6d	1	0.03mi
439 Frio Ln Alamo, TX	2.0	2.0	908	$1,125	$1.24	6d	1	0.03mi
444 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,125	$1.24	119d	1	0.03mi
439 Frio Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	119d	1	0.03mi
440 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	139d	1	0.03mi
448 Frio Ln Alamo, TX	2.0	2.0	908	$1,125	$1.24	62d	1	0.03mi
448 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	119d	1	0.03mi
440 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	119d	1	0.03mi
444 Frio Ln Alamo, TX	2.0	2.0	908	$1,125	$1.24	62d	1	0.03mi
440 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,200	$1.32	6d	1	0.03mi
440 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,275	$1.40	139d	1	0.03mi
427 Frio Ln Apt 4 Alamo, TX	3.0	2.0	1118	$1,275	$1.14	140d	1	0.03mi
448 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	139d	1	0.03mi
1032 Palm Dr Unit 1032-3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	62d	1	0.04mi
1028 Palm Dr Apt 1 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	6d	1	0.04mi
431 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	6d	1	0.05mi
1032 Palm Dr Unit 4 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	6d	1	0.06mi
427 Frio LN Alamo, TX	2.0	2.0	908	$1,200	$1.32	62d	1	0.06mi
1020 Palm Dr Unit 1 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	6d	1	0.07mi
1020 Palm Dr Unit 1020-1 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	62d	1	0.07mi
435 Medina Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	119d	1	0.10mi
435 Medina Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,200	$1.32	139d	1	0.10mi
443 Medina Ln Alamo, TX	2.0	2.0	908	$1,125	$1.24	6d	1	0.10mi
443 Medina Ln Unit 3 Alamo, TX	2.0	2.0	908	$1,125	$1.24	119d	1	0.10mi
1036 Palm Dr Unit 1 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	119d	1	0.33mi
1020 Palm Dr Unit 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	119d	1	0.33mi
1032 Palm Dr Apt 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	119d	1	0.33mi
1233 Country Club Dr #1 Alamo, TX	2.0	2.0	1099	$1,050	$0.96	6d	1	0.46mi
1301 Country Club Dr Unit 3 Alamo, TX	2.0	2.0	864	$1,100	$1.27	6d	1	0.46mi
1233 Country Club Dr Unit 4 Alamo, TX	2.0	2.0	1099	$1,050	$0.96	139d	1	0.46mi
1122 Country Club Dr Unit 4 Alamo, TX	3.0	2.0	1060	$1,150	$1.08	6d	1	0.46mi
823 N Tower Rd Unit D21 Alamo, TX	1.0	1.0	925	$730	$0.79	4d	1	0.59mi
650 N 7th St Alamo, TX	1.0	1.0	700	$700	$1.00	6d	1	0.94mi
909 Deluxe St Unit 4 Alamo, TX	2.0	2.0	906	$1,000	$1.10	62d	1	0.97mi
740 N Alamo Rd Unit 31 Alamo, TX	2.0	2.0	956	$1,150	$1.20	62d	1	1.10mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	139d	1	1.12mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	119d	1	1.12mi
740 N Alamo Rd Unit 1 Alamo, TX	2.0	2.0	956	$1,200	$1.26	139d	1	1.12mi

Property features AI

Finance

• Other: Living area based on blueprintsPaved road access
• HOA & community: No homeowners associationCommunity sidewalksCommunity of 4 units

Exterior

• Parking: Covered parkingCarport for 8 vehiclesNo garage
• Security: Smoke detector(s)
• Utilities: Public waterCity sewerOne separate water meter
• Home design: Stucco exterior
• Construction: Shingle roofSlab foundation
• Exterior features: Sprinkler systemPatio slabProfessional landscapingSidewalks

Interior

• Kitchen: MicrowaveStove / RangeRefrigeratorElectric water heater
• Flooring: Tile
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Ceiling fansDecorative / high ceilingsWalk-in closetsDouble-pane energy-efficient windowsSmoke detectors
• Laundry & utility: WasherDryerLaundry closetWater heater (laundry room)

Listing history 50 events

1. 2026-09-24
   days on market $475,000 Active 42 DOM
2. 2026-09-23
   days on market $475,000 Active 41 DOM
3. 2026-09-22
   days on market $475,000 Active 40 DOM
4. 2026-09-21
   days on market $475,000 Active 39 DOM
5. 2026-09-20
   days on market $475,000 Active 38 DOM
6. 2026-09-19
   days on market $475,000 Active 37 DOM
7. 2026-09-18
   days on market $475,000 Active 36 DOM
8. 2026-09-17
   days on market $475,000 Active 35 DOM
9. 2026-09-16
   days on market $475,000 Active 34 DOM
10. 2026-09-15
    days on market $475,000 Active 33 DOM
11. 2026-09-14
    days on market $475,000 Active 32 DOM
12. 2026-09-13
    days on market $475,000 Active 31 DOM
13. 2026-09-12
    days on market $475,000 Active 30 DOM
14. 2026-09-11
    days on market $475,000 Active 29 DOM
15. 2026-09-05
    days on market $475,000 Active 23 DOM
16. 2026-09-04
    days on market $475,000 Active 22 DOM
17. 2026-09-03
    days on market $475,000 Active 21 DOM
18. 2026-08-31
    days on market $475,000 Active 18 DOM
19. 2026-08-30
    days on market $475,000 Active 17 DOM
20. 2026-08-29
    days on market $475,000 Active 16 DOM
21. 2026-08-28
    days on market $475,000 Active 15 DOM
22. 2026-08-27
    days on market $475,000 Active 14 DOM
23. 2026-08-25
    days on market $475,000 Active 12 DOM
24. 2026-08-24
    days on market $475,000 Active 11 DOM
25. 2026-08-23
    days on market $475,000 Active 10 DOM
26. 2026-08-22
    days on market $475,000 Active 9 DOM
27. 2026-08-21
    days on market $475,000 Active 8 DOM
28. 2026-08-20
    days on market $475,000 Active 7 DOM
29. 2026-08-19
    days on market $475,000 Active 6 DOM
30. 2026-08-18
    days on market $475,000 Active 5 DOM
31. 2026-08-17
    days on market $475,000 Active 4 DOM
32. 2026-08-16
    days on market $475,000 Active 3 DOM
33. 2026-08-15
    days on market $475,000 Active 2 DOM
34. 2026-08-15
    days on marketlisting id $475,000 Active 1 DOM
35. 2026-06-30
    days on market $475,000 Active 218 DOM
36. 2026-06-29
    days on market $475,000 Active 217 DOM
37. 2026-06-28
    days on market $475,000 Active 216 DOM
38. 2026-06-28
    days on market $475,000 Active 215 DOM
39. 2026-06-27
    days on market $475,000 Active 214 DOM
40. 2026-06-25
    days on market $475,000 Active 212 DOM
41. 2026-06-23
    days on market $475,000 Active 210 DOM
42. 2026-06-21
    days on market $475,000 Active 209 DOM
43. 2026-06-18
    days on market $475,000 Active 206 DOM
44. 2026-06-17
    days on market $475,000 Active 205 DOM
45. 2026-06-16
    days on market $475,000 Active 204 DOM
46. 2026-06-15
    days on market $475,000 Active 203 DOM
47. 2026-06-14
    days on market $475,000 Active 201 DOM
48. 2026-06-13
    days on market $475,000 Active 200 DOM
49. 2026-06-10
    days on market $475,000 Active 198 DOM
50. 2026-06-09
    days on market $475,000 Active 197 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $55,800
• − Mortgage interest: −$26,607
• − Property taxes: −$7,125
• − Insurance: −$2,375
• − Repairs & maintenance: −$4,464
• − Management: −$4,464
• − Depreciation: −$13,818
• Taxable loss: −$3,054
• Est. tax savings @ 24.0%: +$733
• After-tax cash flow: $5,423/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 newly built fourplex is in excellent condition with modern design and immediate cash flow potential. It offers a great investment opportunity in a desirable location.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the overall appearance and appeal to potential buyers/tenants. ↑
• Both Addition of smart home features — Improves convenience and adds value to the property. ↑
• Both Upgrading the kitchen appliances — Enhances the functionality and appeal of the kitchen space. ↑
• Both Adding a community area — Improves the overall living experience and adds value to the property. ↑

F Composite school gradezoned avg 16/100

Zoned Schools

Elementary Capt D Salinas Ii El F TX #3,946/4,322 Nat'l #35,887/41,679 Middle Dora M Sauceda Middle F TX #1,507/1,662 Nat'l #12,181/14,009 High Donna North H S F TX #1,539/1,632 Nat'l #15,707/17,239

Schools (NCES district)

• District: Donna ISD
• NCES district ID: 4817390
• Math proficiency: 11% ▼ -30.00%
• Reading proficiency: 18% ▼ -13.00%
• Median HH income: $27,330
• Composite: 11.16/100
• National rank: #9728
• State rank: #821 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

Property features AI

Finance

• Other: Living area based on blueprintsPaved road access
• HOA & community: No homeowners associationCommunity sidewalksCommunity of 4 units

Exterior

• Parking: Covered parkingCarport for 8 vehiclesNo garage
• Security: Smoke detector(s)
• Utilities: Public waterCity sewerOne separate water meter
• Home design: Stucco exterior
• Construction: Shingle roofSlab foundation
• Exterior features: Sprinkler systemPatio slabProfessional landscapingSidewalks

Interior

• Kitchen: MicrowaveStove / RangeRefrigeratorElectric water heater
• Flooring: Tile
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Ceiling fansDecorative / high ceilingsWalk-in closetsDouble-pane energy-efficient windowsSmoke detectors
• Laundry & utility: WasherDryerLaundry closetWater heater (laundry room)

Price history

+0.0% since first listed

3 events — show timeline

• 2026-08-13 Listed $475,000 MCALLENMLS
• 2026-07-01 Listed for Rent $1,200 SHOWMOJO
• 2025-11-24 Listed $475,000 MCALLENMLS