905 N Stewart Blvd · Alton, TX 78573

$85,000

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 26 Days on market

Built 1986 0.25 ac lot $106/sqft · 37% below area Est $136k · 37% under

---

Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

This 3 bedroom 2 bath home in Alton sits on a spacious 0.25 acre lot and offers 800 sqft of living space. Built on a pier and beam foundation, this property is a great option for first time buyers, investors, or anyone looking for extra yard space. Conveniently located near shops, schools, and dining, the home qualifies for cash, conventional, and FHA financing.

Key facts

• 0.25 acre lot
• Parking
• Built 1986

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 1 total parking space; 1 covered space; 1 carport (attached)
• Utilities: City sewer
• Home design: Single-story property; Entry via street-facing frontage
• Construction: Vinyl siding; Pillar/post/pier foundation; Shingle roof; Approximately 800 square feet building area
• Exterior features: Mature trees; Wood fencing; Paved road access

Interior

• Kitchen: Electric water heater; No conveying appliances
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile and vinyl flooring; Laminate countertops; Window coverings
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 lingering (median 45d 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

• In year one you build about $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($84k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.90%
• DSCR: 1.80
• GRM: 6.0

CMA / ARV

• ARV (median comp): $135,555
• List price: $85,000
• Delta: -37.29%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Santa Fe St	0.37mi	3/2.0	864 (+8%)	3mo	$135,000	$156	62
1915 E La Pointe Ave	0.32mi	2/1.0 (-1)	850 (+6%)	14mo	$125,000	$147	58

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: 37.3%
• Equity multiple: 3.87×
• Total profit: $68,271
• Equity at exit: $76,575

10-year hold

• IRR: 31.9%
• Equity multiple: 8.65×
• Total profit: $181,996
• Equity at exit: $165,136

Cash invested: $23,800 (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 →

ZIP-level market 78573

• Home prices YoY: 8.0%
• Rents YoY: 2.5%
• Active inventory: 623
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$446
• Tax from tax record: −$95 /mo · $1,142/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $355

Break-even live

Break-even rent $729

Max offer price $85,000

Occupancy floor 65%

Sensitivity live

Price	-10% $403	-5% $379	+0% $355	+5% $331	+10% $307
Rent	-10% $262	-5% $309	+0% $355	+5% $402	+10% $448
Rate	-1.0pp $398	-0.5pp $377	base $355	+0.5pp $333	+1.0pp $311

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3005 E Diamondhead Ave Unit A Alton, TX	2.0	2.0	862	$899	$1.04	24d	1	0.32mi
3 E Diamondhead Ave Unit 3 Alton, TX	2.0	2.0	958	$1,100	$1.15	44d	1	0.48mi
1404 Karen Dr Unit C Alton, TX	2.0	2.5	1058	$1,500	$1.42	15d	1	0.82mi
1409 Karen Dr Unit B Alton, TX	2.0	2.5	1079	$1,500	$1.39	15d	1	0.82mi
1401 Karen Dr Unit B Alton, TX	2.0	2.5	1058	$1,500	$1.42	15d	1	0.82mi
2601 E Franklin Ave Unit 3 Alton, TX	3.0	2.0	1075	$1,000	$0.93	44d	1	0.83mi
2605 E Franklin Ave Unit 1 Alton, TX	3.0	2.0	1087	$1,125	$1.03	44d	1	0.84mi
2609 E Franklin Ave Unit 4 Alton, TX	3.0	2.0	1073	$995	$0.93	44d	1	0.84mi
2608 E Franklin Ave Unit 4 Alton, TX	3.0	2.0	1073	$995	$0.93	24d	1	0.87mi
2704 E Franklin Ave Apt 2 Alton, TX	3.0	2.0	1103	$950	$0.86	19d	1	0.88mi
2712 E Franklin Ave Alton, TX	2.0	2.0	1110	$1,000	$0.90	44d	1	0.89mi
606 S Linda St Unit 3 Mission, TX	2.0	1.5	900	$850	$0.94	24d	1	0.94mi
2707 E Garfield Ave Unit A Alton, TX	3.0	2.0	1022	$1,100	$1.08	44d	1	0.95mi
2608 E Garfield Ave Mission, TX	3.0	2.0	1000	$1,100	$1.10	44d	1	0.99mi
2706 E Garfield Ave Unit 3 Alton, TX	3.0	2.0	1036	$1,150	$1.11	44d	1	1.00mi
2710 E Garfield Ave Unit 2 Alton, TX	3.0	2.0	1036	$1,100	$1.06	44d	1	1.00mi
9211 N 59th Ln Unit 3 Mission, TX	3.0	3.5	1080	$1,400	$1.30	44d	1	1.10mi
9219 N 59th Ln Unit 3 Mission, TX	2.0	2.0	905	$1,000	$1.10	44d	1	1.10mi
9307 N 59th Ln Mission, TX	3.0	3.5	1027	$1,400	$1.36	44d	1	1.12mi
5901 Northwestern Ave Unit 3 Mission, TX	3.0	2.0	1065	$1,250	$1.17	15d	1	1.12mi
5901 Northwestern Ave Unit 1 Mission, TX	2.0	2.0	896	$1,000	$1.12	44d	1	1.12mi
2605 E Israel Ave Unit 1 Alton, TX	3.0	2.0	1000	$1,250	$1.25	44d	1	1.14mi
5812 Northwestern Ave Unit 1 Mission, TX	2.0	2.0	950	$1,050	$1.11	21d	1	1.15mi
5812 Northwestern Ave Unit 3 Mission, TX	2.0	2.0	950	$1,050	$1.11	44d	1	1.15mi
2713 E Israel Ave Unit 1 Alton, TX	3.0	2.0	1100	$1,350	$1.23	44d	1	1.15mi
5900 Ozark Ave Unit 1 Mission, TX	2.0	2.0	905	$1,150	$1.27	44d	1	1.15mi
2705 E Israel Ave Alton, TX	3.0	2.0	1008	$1,250	$1.24	44d	1	1.15mi
5813 Ozark Ave Unit 4 Mission, TX	3.0	2.0	1100	$1,200	$1.09	44d	1	1.16mi
5808 Northwestern Ave Unit 3 Mission, TX	3.0	2.0	1100	$1,300	$1.18	44d	1	1.16mi
2905 E Israel Ave Unit A Alton, TX	2.0	2.0	938	$950	$1.01	24d	1	1.17mi
2804 E Israel Ave Unit 4 Alton, TX	3.0	2.0	1050	$1,275	$1.21	44d	1	1.18mi
5713 Northwestern Ave Unit 3 Mission, TX	2.0	2.0	913	$1,250	$1.37	44d	1	1.20mi
5712 Notre Dame Ave Unit 1 Mission, TX	2.0	2.0	995	$1,250	$1.26	19d	1	1.21mi
5701 Ozark Ave Unit 1 Mission, TX	2.0	2.0	905	$1,000	$1.10	45d	1	1.22mi
5609 Ozark Ave Unit 1 McAllen, TX	2.0	2.0	1025	$1,050	$1.02	44d	1	1.23mi
5613 Notre Dame Ave Unit 3 McAllen, TX	2.0	2.0	748	$1,150	$1.54	44d	1	1.24mi
5605 Northwestern Ave Unit 4 Mission, TX	2.0	2.0	1025	$1,250	$1.22	15d	1	1.25mi
7810 N 58th St Apt 4 Mission, TX	3.0	2.0	1050	$1,100	$1.05	45d	1	1.26mi
7810 N 58th Ln Apt 1 , TX	2.0	2.0	900	$1,075	$1.19	24d	1	1.26mi
7806 N 58th Ln Unit 1 Alton, TX	2.0	2.0	936	$1,200	$1.28	15d	1	1.27mi

Listing history 8 events

1. 2026-06-03
   days on market $85,000 Active 26 DOM
2. 2026-06-02
   days on market $85,000 Active 25 DOM
3. 2026-06-01
   days on market $85,000 Active 24 DOM
4. 2026-05-31
   days on market $85,000 Active 23 DOM
5. 2026-05-31
   days on market $85,000 Active 22 DOM
6. 2026-05-07
   listed $85,000 Active 364-char remark
7. 2005-04-05
   soldstatus
8. 1996-03-20
   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: $1,142 · $95/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$414/yr (+$34/mo · 36.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $14,148
• − Mortgage interest: −$4,761
• − Property taxes: −$1,142
• − Insurance: −$425
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$2,473
• Taxable income: $3,083
• Est. tax owed @ 24.0%: −$740
• After-tax cash flow: $3,521/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

5 events — show timeline

• 2026-05-28 Relisted — MCALLENMLS
• 2026-05-21 Contingent — MCALLENMLS
• 2026-05-07 Listed $85,000 MCALLENMLS
• 2005-04-05 Sold (Public Records) — Public Records
• 1996-03-20 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,142 · +10.3% YoY. Source: county tax records.