1408 S Yankton St Lot 26 · Alton, TX 78573

$469,000

None bd · None ba · 4,054 sqft · MultiFamily · 590 Days on market

Built 2023 Good condition 10,660 sqft lot $116/sqft · 10% below area Est $523k · 10% under ↓ 11% 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 +16.0/30.0
• ARV discount +12.1/15.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Multi-family units

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

Listing remarks MLS

FOURPLEX COMPLETED 2023! FULLY LEASED. Located in new gated multi-family subdivision in Alton, TX, Sharyland ISD. Prime Location close to schools, restaurants and shopping! Modern open concept floorplan with wood like tile throughout. Kitchen with custom cabinets with modern quartz and an island with lots of cabinet space. Spacious bedrooms with large closets. Large master bedroom with large bathroom with frameless glass shower and large closet. All units have their own private fenced backyard. Stainless steel appliances included as well as washer and dryer. Carports Included. Great Investment Opportunity!FULLY LEASED!

Key facts

• 0.24 acre lot
• Built 2023
• Listed 589 days

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $469k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive. Per door: $59/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 $440k (6.2% below list).
• Recommended offer: $413k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.3% 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: crime F, amenities F, commute 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.
• Zoned schools: Jessie L Jensen El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 543 students, 88% FRL); Sharyland North J H (math 46% / reading 42%, grade D, #512 of 1,662 statewide, top 32%, 806 students, 74% FRL); Sharyland Pioneer H S (math 31% / reading 51%, grade F, #774 of 1,632 statewide, top 49%, 1,471 students, 68% FRL) — zoned schools average 77% FRL vs 55% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 763 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); 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 $50k of equity ($3k loan paydown + $47k 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 + 3.0% rent growth), your $131k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$81k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 590 days — a 12% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $56k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $412,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 590 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $523,045
• List price: $469,000
• Delta: -10.33%
• 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
1300 S Yankton St	0.08mi	—/—	4,054 (0%)	8mo	$478,000	$118	89
1221 S Yankton	0.10mi	—/—	4,029 (-1%)	9mo	$479,000	$119	87
1220 S Xanthia St	0.11mi	—/—	4,029 (-1%)	9mo	$479,000	$119	86
1417 S Xanthia St	0.09mi	—/—	4,216 (+4%)	7mo	$489,000	$116	83
2904 E Israel Ave	0.47mi	—/—	4,168 (+3%)	6mo	$515,000	$124	69
2604 Israel Ave	0.59mi	—/—	4,032 (-0%)	4mo	$499,000	$124	68
2709 E Israel Ave	0.55mi	—/—	4,032 (-0%)	10mo	$515,000	$128	65
2612 E Israel Ave	0.57mi	—/—	4,168 (+3%)	6mo	$515,000	$124	64
5905 Nightingale Ave	0.46mi	—/—	4,276 (+6%)	12mo	$529,900	$124	60
5600 Sandpiper Ave	0.72mi	—/—	4,166 (+3%)	4mo	$475,000	$114	58
518 S Linda St S	0.65mi	—/—	3,584 (-12%)	1mo	$375,000	$105	50
2611 E Eisenhower Ave	0.72mi	—/—	3,600 (-11%)	5mo	$390,000	$108	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 3.06×
• Total profit: $270,454
• Equity at exit: $422,512

10-year hold

• IRR: 22.7%
• Equity multiple: 6.98×
• Total profit: $784,811
• Equity at exit: $911,164

Cash invested: $131,320 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 34 active · 2 under contract
• Months of supply: 34.0 mo (3%/mo absorbed)
• Median asking: $499,000 ($121/sqft)
• Median days on market: 94 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: +6.6% vs current asking $/sqft

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

ZIP-level market 78573

• Home prices YoY: 8.0%
• Active inventory: 763
• Price-to-rent: 35.5×

Monthly cashflow live

• Estimated rent: $4,400 high
• Mortgage (P&I): −$2,459
• Tax est. 1.5%: −$586 /mo · $7,035/yr
• Insurance: −$195
• HOA: −$0
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $235

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,400
Total (4 units)			$4,400

Break-even live

Break-even rent $4,103

Max offer price $469,000

Occupancy floor 90%

Sensitivity live

Price	-10% $559	-5% $397	+0% $235	+5% $73	+10% $-89
Rent	-10% $-113	-5% $61	+0% $235	+5% $409	+10% $582
Rate	-1.0pp $471	-0.5pp $354	base $235	+0.5pp $113	+1.0pp $-10

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: $117,250
• Closing costs: $14,070
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1413 S Yankton St Apt 1 Alton, TX	3.0	2.0	1040	$1,200	$1.15	93d	1	0.05mi
1405 S Yankton St Unit 4 Alton, TX	3.0	2.0	1051	$1,150	$1.09	15d	1	0.05mi
1405 S Yankton St Unit 3 Alton, TX	2.0	2.0	1051	$1,100	$1.05	15d	1	0.05mi
1420 S Yankton St Unit 5 Alton, TX	2.0	2.0	920	$1,050	$1.14	15d	1	0.06mi
1413 S Yankton St Alton, TX	3.0	2.0	1040	$1,200	$1.15	15d	1	0.06mi
1421 S Yankton St Unit 6 Alton, TX	3.0	2.0	1065	$1,350	$1.27	72d	1	0.07mi
1312 S Xanthia St Unit 3 Alton, TX	2.0	2.0	1050	$1,250	$1.19	15d	1	0.09mi
1420 S Xanthia St Unit 6 Alton, TX	3.0	2.0	1065	$1,350	$1.27	72d	1	0.09mi
1408 S Xanthia St Unit 3 Palmhurst, TX	2.0	2.0	1044	$1,100	$1.05	68d	1	0.09mi
1408 S Xanthia St Unit 3 Palmhurst, TX	2.0	2.0	975	$1,000	$1.03	72d	1	0.09mi
1316 S Xanthia St Unit 4 Alton, TX	3.0	2.0	1050	$1,300	$1.24	93d	1	0.09mi
1308 S Xanthia St Unit 4 Palmhurst, TX	2.0	2.0	980	$1,025	$1.05	72d	1	0.09mi
1312 S Xanthia St Unit 4 Alton, TX	3.0	2.0	1080	$1,350	$1.25	15d	1	0.09mi
1220 S Yankton St Unit 2 Alton, TX	3.0	2.0	1040	$1,200	$1.15	93d	1	0.12mi
5912 Nightingale Ave Unit 1 Mission, TX	1.0	1.0	1120	$950	$0.85	93d	1	0.40mi
5904 Nightingale Ave Unit 5904-4 Palmhurst, TX	2.0	2.0	960	$1,000	$1.04	15d	1	0.43mi
5900 Nightingale Mission, TX	3.0	2.0	1020	$1,100	$1.08	72d	1	0.45mi
5909 Puffin Ave Unit 3 Palmhurst, TX	2.0	2.0	932	$900	$0.97	68d	1	0.46mi
5804 Nightingale Ave Unit 4 Mission, TX	2.0	2.0	983	$1,000	$1.02	15d	1	0.48mi
5800 Nightingale Ave #1 Mission, TX	2.0	2.0	987	$1,100	$1.11	93d	1	0.49mi
2909 E Israel Ave Unit C Alton, TX	3.0	2.0	1158	$1,095	$0.95	93d	1	0.49mi
5709 Nightingale Ave Unit 1 McAllen, TX	3.0	2.0	1010	$1,050	$1.04	93d	1	0.50mi
5709 Nightingale Ave Unit 5709-4 Palmhurst, TX	3.0	2.0	1010	$1,100	$1.09	15d	1	0.50mi
2905 E Israel Ave Unit A Alton, TX	2.0	2.0	938	$950	$1.01	72d	1	0.51mi
5708 Nightingale Ave Unit 2 McAllen, TX	2.0	2.0	1100	$1,150	$1.05	15d	1	0.51mi
5900 Puffin Ave Unit 4 Palmhurst, TX	2.0	2.0	1000	$1,050	$1.05	15d	1	0.51mi
5900 Puffin Ave Unit 1 Palmhurst, TX	2.0	2.0	1000	$1,000	$1.00	63d	1	0.51mi
5900 Puffin Ave Unit 2 Palmhurst, TX	2.0	2.0	1000	$1,100	$1.10	93d	1	0.51mi
7007 N 59th St Unit 3 McAllen, TX	3.0	2.0	1078	$1,100	$1.02	93d	1	0.52mi
5805 Puffin Ave Mission, TX	2.0	2.0	999	$1,000	$1.00	93d	1	0.52mi
5805 Puffin Ave Unit 1 Palmhurst, TX	2.0	2.0	1093	$1,000	$0.91	63d	1	0.52mi
5909 Swallow Ave Unit 1 Palmhurst, TX	2.0	2.0	1000	$1,200	$1.20	93d	1	0.53mi
5909 Swallow Ave Unit 3 Palmhurst, TX	3.0	2.0	1100	$1,250	$1.14	93d	1	0.53mi
5601 Nightingale Ave Unit 1 Mission, TX	1.0	1.0	750	$1,050	$1.40	15d	1	0.53mi
5701 Nightingale Mission, TX	2.0	2.0	910	$950	$1.04	72d	1	0.54mi
5701 Nightingale Mission, TX	2.0	2.0	910	$1,000	$1.10	93d	1	0.54mi
5701 Nightingale Ave Unit 3 Mission, TX	2.0	2.0	1056	$950	$0.90	93d	1	0.54mi
2804 E Israel Ave Unit 4 Alton, TX	3.0	2.0	1050	$1,275	$1.21	93d	1	0.54mi
2809 E Israel Ave Unit 1 Alton, TX	3.0	2.0	999	$1,250	$1.25	15d	1	0.55mi
2912 E Israel Ave Unit D Alton, TX	3.0	2.0	1158	$975	$0.84	15d	1	0.55mi

Listing history 50 events

1. 2026-08-08
   days on market $469,000 Active 590 DOM
2. 2026-08-07
   days on market $469,000 Active 589 DOM
3. 2026-08-06
   days on market $469,000 Active 588 DOM
4. 2026-08-05
   days on market $469,000 Active 587 DOM
5. 2026-08-04
   days on market $469,000 Active 586 DOM
6. 2026-08-03
   days on market $469,000 Active 585 DOM
7. 2026-07-31
   days on market $469,000 Active 582 DOM
8. 2026-07-29
   days on market $469,000 Active 580 DOM
9. 2026-07-27
   days on market $469,000 Active 578 DOM
10. 2026-07-25
    days on market $469,000 Active 576 DOM
11. 2026-07-24
    days on market $469,000 Active 575 DOM
12. 2026-07-23
    days on market $469,000 Active 574 DOM
13. 2026-07-22
    days on market $469,000 Active 573 DOM
14. 2026-07-21
    days on market $469,000 Active 572 DOM
15. 2026-07-18
    days on market $469,000 Active 569 DOM
16. 2026-07-16
    days on market $469,000 Active 567 DOM
17. 2026-07-16
    days on market $469,000 Active 566 DOM
18. 2026-07-14
    days on market $469,000 Active 565 DOM
19. 2026-07-14
    days on market $469,000 Active 564 DOM
20. 2026-07-12
    days on market $469,000 Active 563 DOM
21. 2026-07-11
    days on market $469,000 Active 562 DOM
22. 2026-07-10
    days on market $469,000 Active 561 DOM
23. 2026-07-09
    days on market $469,000 Active 560 DOM
24. 2026-07-07
    days on market $469,000 Active 558 DOM
25. 2026-07-06
    days on market $469,000 Active 557 DOM
26. 2026-07-05
    days on market $469,000 Active 556 DOM
27. 2026-07-04
    days on market $469,000 Active 555 DOM
28. 2026-07-03
    days on market $469,000 Active 554 DOM
29. 2026-07-02
    days on market $469,000 Active 553 DOM
30. 2026-07-01
    days on market $469,000 Active 552 DOM
31. 2026-06-30
    days on market $469,000 Active 551 DOM
32. 2026-06-29
    days on market $469,000 Active 550 DOM
33. 2026-06-28
    days on market $469,000 Active 549 DOM
34. 2026-06-28
    days on market $469,000 Active 548 DOM
35. 2026-06-27
    days on market $469,000 Active 547 DOM
36. 2026-06-25
    days on market $469,000 Active 545 DOM
37. 2026-06-23
    days on market $469,000 Active 543 DOM
38. 2026-06-22
    days on market $469,000 Active 542 DOM
39. 2026-06-18
    days on market $469,000 Active 539 DOM
40. 2026-06-17
    days on market $469,000 Active 538 DOM
41. 2026-06-16
    days on market $469,000 Active 537 DOM
42. 2026-06-15
    days on market $469,000 Active 536 DOM
43. 2026-06-14
    days on market $469,000 Active 534 DOM
44. 2026-06-10
    days on market $469,000 Active 531 DOM
45. 2026-06-09
    days on market $469,000 Active 530 DOM
46. 2026-06-08
    days on market $469,000 Active 529 DOM
47. 2026-06-07
    days on market $469,000 Active 528 DOM
48. 2026-06-03
    days on market $469,000 Active 524 DOM
49. 2026-06-02
    days on market $469,000 Active 523 DOM
50. 2026-06-01
    days on market $469,000 Active 522 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 17 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: $52,800
• − Mortgage interest: −$26,271
• − Property taxes: −$7,035
• − Insurance: −$2,345
• − Repairs & maintenance: −$4,224
• − Management: −$4,224
• − Depreciation: −$13,644
• Taxable loss: −$4,943
• Est. tax savings @ 24.0%: +$1,186
• After-tax cash flow: $4,004/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 · 6 photos

Good 80/100 None rehab

This fourplex is fully leased and in excellent condition, with new construction and modern amenities. It offers a great investment opportunity with high rental potential.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the overall aesthetic and appeal of the property. ↑
• Both Interior updates such as new paint and minor repairs — Improves the home's appearance and can attract more tenants or buyers. ↑
• Both Exterior updates such as new fencing and landscaping — Enhances the property's curb appeal and can attract more tenants or buyers. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Jessie L Jensen El F TX #3,836/4,322 Nat'l #35,191/41,679 Middle Sharyland North J H D TX #512/1,662 Nat'l #4,963/14,009 High Sharyland Pioneer H S F TX #774/1,632 Nat'l #7,961/17,239

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

D Composite livability gradescore 58/100

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 · 955,232 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: 6% 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 (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%

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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: ▲ 17.95%
• Current HPI: 242.0711
• 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

-10.7% since first listed

6 events — show timeline

• 2025-12-17 Price Changed $469,000 RGVMLS
• 2025-11-05 Price Changed $478,000 RGVMLS
• 2025-05-14 Relisted — RGVMLS
• 2025-05-14 Price Changed $490,000 RGVMLS
• 2024-10-01 Delisted — RGVMLS
• 2024-05-15 Listed $525,000 RGVMLS