324 San Vicente Dr · South Alamo, TX 78516

$69,900

4 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 43 Days on market

Built 1975 7,021 sqft lot $52/sqft · 69% below area ↓ 7% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Fixer-upper oportunity in Alamo, solid bone property with potential to be as an investment property

Key facts

• 7,021 sq ft lot
• Parking
• Built 1975

Property features AI

Finance

• HOA & community: No homeowners association; Community features: Other

Exterior

• Parking: 1 covered parking space; 1 carport space; Attached parking
• Utilities: Sewer: Other
• Home design: Single-family property; Entry via attached covered area
• Construction: Shingle roof; Other construction materials; Other foundation details; Building area approximately 1,332
• Exterior features: Other exterior features; Other fencing; Paved road access

Interior

• Kitchen: Water heater (other)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Interior features: Solid surface countertops; Window coverings; Other interior features
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,320 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Donna ISD (suburban): math 11% / reading 18% proficiency, ranked #821 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 350 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 37% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago 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; severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.36% ✓
• Cap rate: 19.46%
• Cash-on-cash: 47.01%
• DSCR: 3.09
• GRM: 3.5

CMA / ARV

• ARV (median comp): $225,994
• List price: $69,900
• Delta: -69.07%
• 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
323 San Angelo Dr	0.13mi	3/2.0 (-1)	1,384 (+4%)	2mo	$145,000	$105	81
507 Tower Oak Dr	0.53mi	3/2.0 (-1)	1,345 (+1%)	2mo	$227,499	$169	67
607 Tower Oak Dr	0.57mi	3/2.0 (-1)	1,338 (+0%)	4mo	$224,700	$168	65
1332 S 9th St	0.63mi	3/2.0 (-1)	1,360 (+2%)	5mo	$237,390	$175	58
1334 S 9th St	0.62mi	3/2.0 (-1)	1,341 (+1%)	9mo	$239,000	$178	57
100 San Angelo Dr	0.39mi	3/3.5 (-1)	1,292 (-3%)	12mo	$139,999	$108	56
519 Tower Oak Dr	0.55mi	3/2.5 (-1)	1,380 (+4%)	7mo	$234,900	$170	56
603 Tower Oak Dr	0.56mi	3/2.5 (-1)	1,376 (+3%)	8mo	$234,900	$171	55
1310 S 9th St	0.68mi	3/2.0 (-1)	1,390 (+4%)	7mo	$234,900	$169	51
1323 S 9th St	0.67mi	3/2.0 (-1)	1,428 (+7%)	2mo	$249,900	$175	50
1336 Carlos Dr	0.68mi	3/2.0 (-1)	1,380 (+4%)	11mo	$205,000	$149	48
1326 S 9th St	0.64mi	3/2.0 (-1)	1,501 (+13%)	8mo	$249,900	$166	38

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: 44.4%
• Equity multiple: 2.92×
• Total profit: $37,565
• Equity at exit: $10,422

10-year hold

• IRR: 50.3%
• Equity multiple: 5.90×
• Total profit: $95,826
• Equity at exit: $6,044

Cash invested: $19,572 (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 78516

• Home prices YoY: -6.5%
• Active inventory: 350
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,648 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$140 /mo · $1,678/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $767

Break-even live

Break-even rent $678

Max offer price $69,900

Occupancy floor 48%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 San Antonio Cir Alamo, TX	3.0	2.0	1216	$1,600	$1.32	14d	1	0.23mi
1003 Alta Vista Dr Alamo, TX	4.0	2.0	1144	$1,200	$1.05	23d	1	0.74mi

Listing history 26 events

1. 2026-06-18
   days on market $69,900 Active 43 DOM
2. 2026-06-17
   days on market $69,900 Active 42 DOM
3. 2026-06-16
   days on market $69,900 Active 41 DOM
4. 2026-06-15
   days on market $69,900 Active 40 DOM
5. 2026-06-14
   days on market $69,900 Active 38 DOM
6. 2026-06-13
   days on market $69,900 Active 37 DOM
7. 2026-06-10
   days on market $69,900 Active 35 DOM
8. 2026-06-09
   days on market $69,900 Active 34 DOM
9. 2026-06-08
   days on market $69,900 Active 33 DOM
10. 2026-06-07
    days on market $69,900 Active 32 DOM
11. 2026-06-05
    days on market $69,900 Active 29 DOM
12. 2026-06-03
    days on market $69,900 Active 28 DOM
13. 2026-06-02
    days on market $69,900 Active 27 DOM
14. 2026-06-01
    days on market $69,900 Active 26 DOM
15. 2026-05-31
    days on market $69,900 Active 25 DOM
16. 2026-05-31
    days on market $69,900 Active 24 DOM
17. 2026-05-05
    listed $69,900 Active 99-char remark
18. 2026-01-22
    price $63,000
19. 2025-12-05
    listed $67,000 Active
20. 2025-06-23
    listed $75,000 Active
21. 2024-12-12
    soldstatus
22. 2024-11-13
    listed $75,000 Active
23. 2024-10-17
    listed $75,000 Active
24. 2013-03-05
    soldstatus
25. 2009-02-05
    soldstatus
26. 2003-01-13
    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: $1,678 · $140/mo
• Projected year-2 tax: $1,678 · $140/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,781
• − Mortgage interest: −$3,915
• − Property taxes: −$1,678
• − Insurance: −$350
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$2,033
• Taxable income: $8,640
• Est. tax owed @ 24.0%: −$2,074
• After-tax cash flow: $7,127/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: Donna ISD
• NCES district ID: 4817390
• Math proficiency: 11% ▼ -30.00%
• Reading proficiency: 18% ▼ -13.00%
• Median HH income: $27,330
• Composite: 11.16/100
• National rank: #9728
• State rank: #821 of 826 in TX

Livability — South Alamo

• Score: 56/100
• State rank: #1320
• US rank: #22734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Alamo, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 34,370
• Household income: $53,229
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 476.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 40% White 10% Black 1%
• Hispanic origin (detail): Mexican 86%
• Foreign-born: 29% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▼ -15.56%
• Current HPI: 225.4438
• Rent YoY: —
• 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

-6.8% since first listed

10 events — show timeline

• 2026-05-05 Listed $69,900 MCALLENMLS
• 2026-01-22 Price Changed $63,000 MCALLENMLS
• 2025-12-05 Listed $67,000 MCALLENMLS
• 2025-06-23 Listed $75,000 MCALLENMLS
• 2024-12-12 Sold (Public Records) — Public Records
• 2024-11-13 Listed $75,000 MCALLENMLS
• 2024-10-17 Listed $75,000 MCALLENMLS
• 2013-03-05 Sold (Public Records) — Public Records
• 2009-02-05 Sold (Public Records) — Public Records
• 2003-01-13 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,678 · -3.3% YoY. Source: county tax records.