619 W Oak St · Alton, TX 78573

$190,000

4 bd · 4.0 ba · 1,785 sqft · Other public records · 47 Days on market

Built 2005 7,999 sqft lot $106/sqft · 13% below area Est $219k · 13% under

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Why this score? — see what drove the D+ 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).

• ARV discount +13.4/15.0
• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• 1% rule +3.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• DSCR +1.2/10.0

Listing remarks

Investment opportunity! This duplex is located in the heart of Alton and near Conway. It is near many restaurants and other establishments. Each unit has 2 bedrooms and 1 bath. All appliances included. Currently both units are leased. This duplex also has the ability to be expanded on or add other features with it's spacious yard. In addition, each unit has 2 cover parking spaces and access to an alley. It is fenced to keep the tenants privacy and safe. Each unit is approximately about 900 square feet and made out of brick. Set your GPS at 619 N Oak St. Alton, TX 78573 to arrive to view, the legal description shows this property as 619 W Oak St. Alton, TX 78573.

Key facts

• Spacious yard
• Access to an alley
• 7,999 sq ft lot

Tags

• LOCATED IN THE HEART OF ALTON
• NEAR MANY RESTAURANTS
• SPACIOUS YARD
• FENCED TO KEEP PRIVACY
• ACCESS TO AN ALLEY

Property features AI

Finance

• HOA & community: No homeowners association; Community has 2 units

Exterior

• Parking: Four covered parking spaces; Four carport spaces; Total of 4 parking spaces
• Utilities: City sewer; Two separate water meters
• Home design: Outbuilding present; Paved road access
• Construction: Brick construction; Slab foundation; Shingle roof; Building area approximately 1,785
• Exterior features: Manual gate; Covered patio; Alley access

Interior

• Kitchen: Electric water heater; Refrigerator; Electric coil stove/range
• Flooring: Tile
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dryer and Washer included; Tile flooring
• Laundry & utility: Dedicated laundry area

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (15.4% below list).
• Recommended offer: $141k (26.0% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 2.5% 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.
• 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.
• Zoned schools: Alton El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 390 students, 95% FRL); Rafael A Cantu J H (math 16% / reading 26%, grade F, #1,387 of 1,662 statewide, top 85%, 594 students, 91% FRL); Mission H S (math 18% / reading 28%, grade F, #1,348 of 1,632 statewide, top 83%, 2,218 students, 91% FRL).
• Market conditions: Rents rising (+2.5%/yr); 625 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 35% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• 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 $140,650 (26.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.85% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.30%
• DSCR: 0.72
• GRM: 9.9

CMA / ARV

• ARV (median comp): $218,802
• List price: $190,000
• Delta: -13.16%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 2.45% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.60×
• Total profit: $84,971
• Equity at exit: $171,167

10-year hold

• IRR: 18.0%
• Equity multiple: 5.94×
• Total profit: $262,800
• Equity at exit: $369,128

Cash invested: $53,200 (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: 625
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$473 /mo · $5,682/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-279

Break-even live

Break-even rent $1,961

Max offer price $140,650

Occupancy floor —

Sensitivity live

Price	-10% $-172	-5% $-226	+0% $-279	+5% $-333	+10% $-387
Rent	-10% $-406	-5% $-343	+0% $-279	+5% $-216	+10% $-152
Rate	-1.0pp $-184	-0.5pp $-231	base $-279	+0.5pp $-329	+1.0pp $-379

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 W La Pointe Ave Mission, TX	4.0	3.0	2500	$2,300	$0.92	45d	1	0.62mi

Listing history 18 events

1. 2026-06-21
   days on market $190,000 Active 47 DOM
2. 2026-06-18
   days on market $190,000 Active 44 DOM
3. 2026-06-17
   days on market $190,000 Active 43 DOM
4. 2026-06-16
   days on market $190,000 Active 42 DOM
5. 2026-06-15
   days on market $190,000 Active 41 DOM
6. 2026-06-14
   days on market $190,000 Active 39 DOM
7. 2026-06-10
   days on market $190,000 Active 36 DOM
8. 2026-06-09
   days on market $190,000 Active 35 DOM
9. 2026-06-08
   days on market $190,000 Active 34 DOM
10. 2026-06-07
    days on market $190,000 Active 33 DOM
11. 2026-06-03
    days on market $190,000 Active 29 DOM
12. 2026-06-02
    days on market $190,000 Active 28 DOM
13. 2026-06-01
    days on market $190,000 Active 27 DOM
14. 2026-05-31
    days on market $190,000 Active 26 DOM
15. 2026-05-31
    days on market $190,000 Active 25 DOM
16. 2026-05-06
    price $190,000 670-char remark
17. 2026-05-05
    listed $19,000 Active 670-char remark
18. 2005-10-03
    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: $5,682 · $473/mo
• Projected year-2 tax: $5,682 · $473/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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: $19,286
• − Mortgage interest: −$10,643
• − Property taxes: −$5,682
• − Insurance: −$950
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$5,527
• Taxable loss: −$6,602
• Est. tax savings @ 24.0%: +$1,584
• After-tax cash flow: $-1,768/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

+900.0% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $190,000 MCALLENMLS
• 2026-05-05 Listed $19,000 MCALLENMLS
• 2005-10-03 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $5,682 · -0.6% YoY. Source: county tax records.