810 Alamo St · San Benito, TX 78586

$98,500

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 357 Days on market

Built 1968 8,241 sqft lot $76/sqft · 34% below area Est $150k · 34% under ↓ 12% since listing

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Why this score? — see what drove the B 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
• 1% rule +9.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR ALERT!! This home offers an open floor plan with 3 bedrooms and a spacious bath. There is a patio in the back yard and a large backyard that you can make it your own. This home needs some repair and the home is being Sold AS IS!

Key facts

• Open floor plan
• Large backyard
• Patio

Tags

• OPEN FLOOR PLAN
• PATIO
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 3.7% in San Benito — 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 66/100 on livability (#621 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D-, amenities F.
• San Benito CISD (suburban): math 14% / reading 27% proficiency, ranked #782 of 826 in TX (top 95%) — 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: 441 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $681 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 357 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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 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: 1.48% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.13%
• DSCR: 1.90
• GRM: 5.6

CMA / ARV

• ARV (median comp): $150,117
• List price: $98,500
• Delta: -34.38%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
470 Jay St	0.09mi	3/2.0	1,385 (+7%)	12mo	$95,000	$69	69
234 Chapman St	0.68mi	3/2.0	1,300 (+1%)	16mo	$152,900	$118	50

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $3,946
• Equity at exit: $14,687

10-year hold

• IRR: 13.3%
• Equity multiple: 2.07×
• Total profit: $29,410
• Equity at exit: $8,516

Cash invested: $27,580 (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 78586

• Home prices YoY: -24.9%
• Active inventory: 441
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$134 /mo · $1,612/yr
• Insurance: −$41
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $311

Break-even live

Break-even rent $1,068

Max offer price $98,500

Occupancy floor 74%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Woodford St Unit D San Benito, TX	3.0	2.5	1500	$1,550	$1.03	43d	1	0.58mi
1485 E Stenger St San Benito, TX	3.0	1.0	1296	$1,150	$0.89	13d	1	0.85mi
105 Republic Cir San Benito, TX	3.0	2.0	1611	$2,300	$1.43	13d	1	0.99mi
111 Las Palmas St Apt 2 San Benito, TX	2.0	2.0	1021	$875	$0.86	43d	1	1.04mi

Listing history 19 events

1. 2026-06-18
   days on market $98,500 Active 357 DOM
2. 2026-06-17
   days on market $98,500 Active 356 DOM
3. 2026-06-16
   days on market $98,500 Active 355 DOM
4. 2026-06-15
   days on market $98,500 Active 354 DOM
5. 2026-06-14
   remarks 285-char remark
6. 2026-06-14
   days on market $98,500 Active 352 DOM
7. 2026-06-10
   days on market $98,500 Active 349 DOM
8. 2026-06-09
   days on market $98,500 Active 348 DOM
9. 2026-06-08
   days on market $98,500 Active 347 DOM
10. 2026-06-07
    days on market $98,500 Active 346 DOM
11. 2026-06-03
    days on market $98,500 Active 342 DOM
12. 2026-06-02
    days on market $98,500 Active 341 DOM
13. 2026-06-01
    days on market $98,500 Active 340 DOM
14. 2026-05-31
    days on market $98,500 Active 339 DOM
15. 2026-05-30
    days on market $98,500 Active 338 DOM
16. 2026-01-28
    price $98,500 238-char remark

    Show marketing remark (238 chars)

    INVESTOR ALERT!! This home offers an open floor plan with 3 bedrooms and a spacious bath. There is a patio in the back yard and a large backyard that you can make it your own. This home needs some repair and the home is being Sold AS IS!

17. 2025-08-25
    price $102,000 238-char remark

    Show marketing remark (238 chars)

    INVESTOR ALERT!! This home offers an open floor plan with 3 bedrooms and a spacious bath. There is a patio in the back yard and a large backyard that you can make it your own. This home needs some repair and the home is being Sold AS IS!

18. 2025-07-28
    price $107,000 238-char remark

    Show marketing remark (238 chars)

    INVESTOR ALERT!! This home offers an open floor plan with 3 bedrooms and a spacious bath. There is a patio in the back yard and a large backyard that you can make it your own. This home needs some repair and the home is being Sold AS IS!

19. 2025-06-24
    listed $112,000 Active 238-char remark

    Show marketing remark (238 chars)

    INVESTOR ALERT!! This home offers an open floor plan with 3 bedrooms and a spacious bath. There is a patio in the back yard and a large backyard that you can make it your own. This home needs some repair and the home is being Sold AS IS!

ⓘ 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: $1,612 · $134/mo
• Projected year-2 tax: $1,803 · $150/mo
• Expected delta: +$191/yr (+$16/mo · 11.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AH · 91% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,538
• − Mortgage interest: −$5,518
• − Property taxes: −$1,612
• − Insurance: −$2,317
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$2,865
• Taxable income: $2,420
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $3,147/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: San Benito CISD
• NCES district ID: 4838790
• Math proficiency: 14% ▼ -31.00%
• Reading proficiency: 27% ▼ -10.00%
• Median HH income: $29,403
• Composite: 16.31/100
• National rank: #9212
• State rank: #782 of 826 in TX

Livability — San Benito

• Score: 66/100
• State rank: #621
• US rank: #11846

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Benito, TX
• Population (ZIP): 49,103

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 441,603 people
• By 2030: 448,113 · +1.5%
• By 2040: 456,385 · +3.3%
• By 2050: 456,294 · +3.3%
• By 2075: 423,851 · -4.0%
• By 2100: 342,787 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 42% White 6%
• Hispanic origin (detail): Mexican 90%
• Foreign-born: 23% · Canada
• Languages at home: 29% English-only · Spanish 70%

Political lean MEDSL · Cameron

• 2024 margin: Lean R (+5.8) · D 46.7% · R 52.5%
• 2008→2024 swing: -34.6pp toward R · 2008: 28.8pp · 2024: -5.8pp
• All cycles: 2024: R+5.8 2020: D+13.2 2016: D+32.5 2012: D+32.4 2008: D+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.37%
• Current HPI: 188.147
• Rent YoY: —
• Metro: —
• 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

-12.1% since first listed

4 events — show timeline

• 2026-01-28 Price Changed $98,500 RGVMLS
• 2025-08-25 Price Changed $102,000 RGVMLS
• 2025-07-28 Price Changed $107,000 RGVMLS
• 2025-06-24 Listed $112,000 RGVMLS

Property tax history

+2.3%/yr

Latest (2025): $1,612 · +0.5% YoY. Source: county tax records.