2904 111th St · Alton, TX 78573

$160,000

3 bd · 2.0 ba · 1,008 sqft · SingleFamily · 148 Days on market

Built 2025 8,276 sqft lot $159/sqft · at area comps Est $162k · at est. ↓ 3% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +8.1/15.0
• Cash flow +7.5/30.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.7/10.0
• DSCR +1.6/10.0

Listing remarks MLS

Discover this beautifully designed 3-bedroom, 2-bath home offering the perfect blend of comfort, space, and everyday convenience. Situated on a generous 0.19-acre lot outside city limits, you’ll enjoy added privacy with room to relax, entertain, or create your ideal outdoor setup. The home features a bright, open layout that flows effortlessly, making it ideal for both daily living and hosting. Step outside and enjoy the added convenience of a dedicated driveway, providing easy access and extra functionality for you and your guests. Located just minutes from schools, shopping, and dining, this home offers the peaceful feel you want without sacrificing accessibility.

Key facts

• Close to schools
• Peaceful setting
• Close to shopping

Tags

• SPACIOUS 0.19-ACRE LOT
• OUTDOOR LIVING
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (28.2% below list).
• Recommended offer: $115k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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: Cantu El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 417 students, 94% FRL); Alton Memorial J H (math 10% / reading 21%, grade F, #1,556 of 1,662 statewide, top 94%, 819 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Recommended offer $114,825 (28.2% 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 148 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.72% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.32%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $162,008
• List price: $160,000
• Delta: -1.24%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2903 N CR 110 St	0.05mi	3/2.0	1,008 (0%)	15mo	$165,000	$164	85
2207 109th St	0.37mi	3/2.0	1,120 (+11%)	17mo	$189,900	$170	50
2100 N 109th St	0.45mi	2/2.0 (-1)	900 (-11%)	12mo	$150,000	$167	46

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: 20.4%
• Equity multiple: 2.65×
• Total profit: $73,876
• Equity at exit: $144,141

10-year hold

• IRR: 18.5%
• Equity multiple: 6.05×
• Total profit: $226,281
• Equity at exit: $310,845

Cash invested: $44,800 (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: 625
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,148 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-199

Break-even live

Break-even rent $1,400

Max offer price $131,261

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-143	+0% $-199	+5% $-254	+10% $-309
Rent	-10% $-289	-5% $-244	+0% $-199	+5% $-153	+10% $-108
Rate	-1.0pp $-118	-0.5pp $-158	base $-199	+0.5pp $-240	+1.0pp $-282

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 W Sunset Valley St Unit 4 Alton, TX	3.0	2.0	1092	$1,100	$1.01	25d	1	1.12mi
1001 W Sunset Valley St Unit 4 Alton, TX	3.0	2.0	1092	$1,100	$1.01	45d	1	1.12mi
1000 Kentucky St Unit 1 Alton, TX	2.0	2.0	928	$1,075	$1.16	45d	1	1.12mi
1001 N Maryland St Apt 1 Alton, TX	3.0	2.0	1092	$1,075	$0.98	16d	1	1.13mi
913 W Sunset Valley St Mission, TX	3.0	2.0	1040	$1,300	$1.25	45d	1	1.13mi
1001 W Sunset Valley St Alton, TX	3.0	2.0	1050	$1,200	$1.14	45d	1	1.13mi
805 W Sunset Valley St Unit 3 Alton, TX	2.0	2.0	928	$1,050	$1.13	25d	1	1.13mi
912 Kentucky St #3 Alton, TX	2.0	2.0	950	$1,100	$1.16	16d	1	1.15mi
908 Kentucky St Unit 3 Alton, TX	2.0	2.0	928	$1,075	$1.16	25d	1	1.17mi
1005 W La Pointe Ave Unit 3 Alton, TX	3.0	2.0	1100	$1,175	$1.07	45d	1	1.18mi
1005 W La Pointe Ave Unit 3 Alton, TX	3.0	2.0	1100	$1,175	$1.07	25d	1	1.18mi
904 W Mahala Ave Unit 3 Alton, TX	2.0	2.0	900	$925	$1.03	25d	1	1.23mi
1413 N Inspiration Blvd Alton, TX	2.0	2.0	1050	$950	$0.90	25d	1	1.25mi
805 N Maryland St Unit 3 Mission, TX	2.0	2.0	893	$1,115	$1.25	23d	1	1.25mi
1413 N Inspiration Blvd Unit 200 Alton, TX	2.0	2.0	1050	$950	$0.90	45d	1	1.25mi
908 W Kohala Ave Unit 1 Alton, TX	2.0	2.0	900	$950	$1.06	16d	1	1.29mi
713 N Maryland St Unit 4 Alton, TX	3.0	2.0	1000	$1,100	$1.10	25d	1	1.30mi
909 W Kohala Ave Unit 1 Alton, TX	3.0	2.0	1100	$1,050	$0.95	16d	1	1.30mi
307 W Campeche Ave Unit 3 Alton, TX	2.0	2.0	980	$1,100	$1.12	25d	1	1.48mi
307 W Campeche Ave Unit 4 Alton, TX	3.0	2.0	1148	$1,300	$1.13	25d	1	1.48mi
308 W Campeche Ave Unit 1 Alton, TX	2.0	2.0	916	$1,000	$1.09	45d	1	1.48mi
312 W Campeche Ave Unit 1 Alton, TX	2.0	2.0	1000	$1,065	$1.06	25d	1	1.48mi
312 W Campeche Ave Unit 4 Alton, TX	3.0	2.0	1000	$1,165	$1.17	25d	1	1.48mi
120 W Diamond Ave Unit 3 Alton, TX	2.0	2.0	958	$1,100	$1.15	25d	1	1.49mi

Listing history 14 events

1. 2026-06-14
   statusdays on market $160,000 Pending 148 DOM
2. 2026-06-10
   days on market $160,000 Option 146 DOM
3. 2026-06-09
   days on market $160,000 Option 145 DOM
4. 2026-06-08
   days on market $160,000 Option 144 DOM
5. 2026-06-07
   days on market $160,000 Option 143 DOM
6. 2026-06-03
   days on market $160,000 Option 139 DOM
7. 2026-06-03
   status $160,000 Option 138 DOM
8. 2026-06-02
   days on market $160,000 Active 138 DOM
9. 2026-06-01
   days on market $160,000 Active 137 DOM
10. 2026-05-31
    days on market $160,000 Active 136 DOM
11. 2026-05-31
    days on market $160,000 Active 135 DOM
12. 2026-05-08
    price $160,000 686-char remark

    Show marketing remark (686 chars)

    Discover this beautifully designed 3-bedroom, 2-bath home offering the perfect blend of comfort, space, and everyday convenience. Situated on a generous 0.19-acre lot outside city limits, you’ll enjoy added privacy with room to relax, entertain, or create your ideal outdoor setup. The home features a bright, open layout that flows effortlessly, making it ideal for both daily living and hosting. Step outside and enjoy the added convenience of a dedicated driveway, providing easy access and extra functionality for you and your guests. Located just minutes from schools, shopping, and dining, this home offers the peaceful feel you want without sacrificing accessibility.

13. 2026-04-06
    price $163,500 686-char remark

    Show marketing remark (686 chars)

    Discover this beautifully designed 3-bedroom, 2-bath home offering the perfect blend of comfort, space, and everyday convenience. Situated on a generous 0.19-acre lot outside city limits, you’ll enjoy added privacy with room to relax, entertain, or create your ideal outdoor setup. The home features a bright, open layout that flows effortlessly, making it ideal for both daily living and hosting. Step outside and enjoy the added convenience of a dedicated driveway, providing easy access and extra functionality for you and your guests. Located just minutes from schools, shopping, and dining, this home offers the peaceful feel you want without sacrificing accessibility.

14. 2026-01-15
    listed $165,000 Active 686-char remark

    Show marketing remark (686 chars)

    Discover this beautifully designed 3-bedroom, 2-bath home offering the perfect blend of comfort, space, and everyday convenience. Situated on a generous 0.19-acre lot outside city limits, you’ll enjoy added privacy with room to relax, entertain, or create your ideal outdoor setup. The home features a bright, open layout that flows effortlessly, making it ideal for both daily living and hosting. Step outside and enjoy the added convenience of a dedicated driveway, providing easy access and extra functionality for you and your guests. Located just minutes from schools, shopping, and dining, this home offers the peaceful feel you want without sacrificing accessibility.

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

Taxation est. · year 1

• Rental income: $13,779
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$4,655
• Taxable loss: −$5,243
• Est. tax savings @ 24.0%: +$1,258
• After-tax cash flow: $-1,125/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

• 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

-3.0% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $160,000 MCALLENMLS
• 2026-04-06 Price Changed $163,500 MCALLENMLS
• 2026-01-15 Listed $165,000 MCALLENMLS