909 Glory · Alamo, TX 78589

$495,000

None bd · None ba · 4,200 sqft · MultiFamily · 186 Days on market

Built 2024 Excellent condition 0.39 ac lot $118/sqft · at area comps Est $503k · at est. $50/mo HOA · 5% of rent

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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).

• Cash flow +13.4/30.0
• ARV discount +8.2/15.0
• Condition / age +5.0/5.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Fully Leased 2024 Construction Fourplex – Turnkey Investment Opportunity Exceptional opportunity to own a semi-new 2024-built fourplex that is fully leased and currently generating immediate rental income. This well-maintained property offers modern construction, low maintenance features, and strong rental demand. Each unit includes all appliances, providing added convenience for tenants and a seamless transition for the next owner. Designed with contemporary finishes and functional layouts, the property appeals to quality tenants seeking comfort and efficiency. With stabilized occupancy and proven cash flow, this turnkey investment is ideal for investors looking to expand their portfolio with minimal upfront work. No renovations needed — already income-producing and professionally maintained. ?? Excellent opportunity for passive income ?? Modern construction = lower maintenance costs ?? Fully leased and income-generating ??

Key facts

• Fully leased
• 2024 construction
• Income generating

Tags

• 2024 CONSTRUCTION
• FULLY LEASED
• INCOME GENERATING
• ALL APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2-bath units multifamily listed at $495k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $11 ($138/yr) — positive. Per door: $3/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 $441k (10.9% below list).
• Recommended offer: $436k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.7% in Alamo — 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 62/100 on livability (#916 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, crime F, amenities F.
• Pharr-San Juan-Alamo ISD (suburban): math 18% / reading 30% proficiency, ranked #740 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John Mckeever El (math 18% / reading 24%, grade F, #3,492 of 4,322 statewide, top 81%, 723 students, 88% FRL); Alamo Middle (math 10% / reading 22%, grade F, #1,543 of 1,662 statewide, top 94%, 698 students, 94% FRL); Psja Memorial Early College H S (math 20% / reading 31%, grade F, #1,246 of 1,632 statewide, top 77%, 1,860 students, 94% FRL) — zoned schools average 92% FRL vs 72% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 508 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 115d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 2 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; major 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 $435,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.89% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (median comp): $502,572
• List price: $495,000
• Delta: -1.51%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 Glory St	0.00mi	—/—	4,200 (0%)	21mo	$520,000	$124	82
428 Acacia St	1.09mi	—/—	4,172 (-1%)	2mo	$505,000	$121	62
1701 Angelina Dr	0.89mi	—/—	4,322 (+3%)	12mo	$510,000	$118	50
421 E Acacia St	1.09mi	—/—	4,266 (+2%)	16mo	$480,000	$113	49
420 Acacia St	1.09mi	—/—	4,266 (+2%)	21mo	$480,000	$113	45
440 E Acacia Ave E	1.09mi	—/—	4,128 (-2%)	21mo	$515,000	$125	45
437 E Acacia Ave E	1.09mi	—/—	4,172 (-1%)	23mo	$525,000	$126	45
313 Rafael Dr	1.01mi	—/—	4,456 (+6%)	22mo	$500,000	$112	36
401 Rafael Dr	1.00mi	—/—	4,456 (+6%)	22mo	$498,000	$112	36

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-79,382
• Equity at exit: $73,806

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-67,788
• Equity at exit: $42,799

Cash invested: $138,600 (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 →

Active competition Active MLS

• For sale now: 8 active
• Median asking: $507,000 ($121/sqft)
• Median days on market: 237 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -1.4% vs current asking $/sqft

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

ZIP-level market 78589

• Home prices YoY: -12.1%
• Active inventory: 508
• Price-to-rent: 37.4×

Monthly cashflow live

• Estimated rent: $4,408 high
• Mortgage (P&I): −$2,596
• Tax est. 1.5%: −$619 /mo · $7,425/yr
• Insurance: −$206
• HOA: −$50
• Vacancy / Maint / Mgmt: −$926
• Net cashflow: $11

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,408
Total (4 units)			$4,408

Break-even live

Break-even rent $4,393

Max offer price $495,000

Occupancy floor 95%

Sensitivity live

Price	-10% $354	-5% $183	+0% $11	+5% $-160	+10% $-331
Rent	-10% $-337	-5% $-163	+0% $11	+5% $186	+10% $360
Rate	-1.0pp $261	-0.5pp $137	base $11	+0.5pp $-117	+1.0pp $-247

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: $123,750
• Closing costs: $14,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
913 S 13th St Unit 1 Alamo, TX	2.0	2.0	1008	$1,050	$1.04	139d	1	0.17mi
1513 W Crockett St Unit 51F Alamo, TX	2.0	1.0	—	$825	—	5d	1	0.18mi
1513 W Crockett St Lot 9 Alamo, TX	2.0	1.0	624	$775	$1.24	5d	1	0.18mi
1513 W Crockett St Unit 2C Alamo, TX	1.0	1.0	—	$550	—	139d	1	0.21mi
1513 W Crockett St Unit 16 Alamo, TX	2.0	1.0	598	$745	$1.25	139d	1	0.21mi
834 S 13th St Alamo, TX	2.0	1.0	804	$900	$1.12	5d	1	0.30mi
837 S 13th St Alamo, TX	2.0	1.5	1104	$1,000	$0.91	61d	1	0.31mi
1141 W Acacia Ave Unit 8 Alamo, TX	2.0	1.0	600	$700	$1.17	139d	1	0.53mi
1103 Sun Valley St San Juan, TX	3.0	2.0	1586	$1,850	$1.17	0d	1	0.58mi
404 N Cesar Chavez Rd Alamo, TX	1.0–3.0	1.0–2.0	857	$850	$0.99	5d	5	0.73mi
1104 Sundown Cir San Juan, TX	3.0	2.0	1605	$1,700	$1.06	61d	1	0.77mi
1301 W Duranta Ave Unit 1 Alamo, TX	3.0	2.0	1148	$1,500	$1.31	0d	1	0.78mi
1600 Angelina Dr Unit 4 San Juan, TX	2.0	2.0	4322	$1,150	$0.27	139d	1	0.79mi
1600 Angelina Dr Unit 2 San Juan, TX	2.0	2.0	4322	$1,150	$0.27	5d	1	0.79mi
1600 Angelina Dr Unit 1 San Juan, TX	3.0	2.0	4322	$1,200	$0.28	119d	1	0.79mi
1602 Angelina Dr Unit 2 San Juan, TX	2.0	2.0	4322	$1,150	$0.27	0d	1	0.80mi
1602 Angelina Dr Unit 1 San Juan, TX	3.0	2.0	4322	$1,200	$0.28	109d	1	0.80mi
913 E 13th St #1 San Juan, TX	2.0	2.0	1008	$1,050	$1.04	139d	1	0.83mi
1603 Angelina Dr Unit 4 San Juan, TX	3.0	2.0	1080	$1,250	$1.16	5d	1	0.83mi
1603 Angelina Dr Unit 3 San Juan, TX	2.0	2.0	1080	$1,100	$1.02	61d	1	0.83mi
1603 Angelina Dr Apt 1 San Juan, TX	2.0	2.0	1080	$1,100	$1.02	5d	1	0.83mi
1702 Angelina Dr Unit 4 San Juan, TX	3.0	2.0	1037	$1,300	$1.25	114d	1	0.84mi
1607 Angelina Dr Unit 4 San Juan, TX	3.0	2.0	4322	$1,350	$0.31	109d	1	0.85mi
1104 E Business 83 San Juan, TX	3.0	2.0	1645	$1,500	$0.91	61d	1	0.88mi
1806 Angelina Dr Unit 3 San Juan, TX	2.0	2.0	980	$1,100	$1.12	5d	1	0.90mi
1806 Angelina Dr Unit 2 San Juan, TX	3.0	2.0	1142	$1,100	$0.96	61d	1	0.90mi
1805 Angelina Dr Unit 2 San Juan, TX	3.0	2.0	4148	$1,150	$0.28	119d	1	0.92mi
1108 Cooper Ln Apt 9 San Juan, TX	2.0	2.0	972	$1,050	$1.08	61d	1	0.97mi
1108 Cooper Ln Unit 3 San Juan, TX	1.0	1.0	708	$875	$1.24	139d	1	0.97mi
1106 Cooper Ln Unit 3 San Juan, TX	2.0	2.0	1000	$1,125	$1.12	139d	1	0.99mi
405 Rafael Dr Apt 2 San Juan, TX	3.0	2.0	1200	$1,250	$1.04	139d	1	1.00mi
313 Rafael Dr Unit 4 San Juan, TX	3.0	2.0	—	$1,300	—	139d	1	1.01mi
404 Rafael Dr Unit 4 San Juan, TX	3.0	2.0	1044	$1,270	$1.22	119d	1	1.03mi
404 Rafael Dr Unit 1 San Juan, TX	2.0	2.0	1044	$1,080	$1.03	139d	1	1.03mi
400 Rafael Dr Unit 3 San Juan, TX	2.0	2.0	969	$1,100	$1.14	116d	1	1.03mi
308 Rafael Dr Unit 1 San Juan, TX	3.0	2.0	—	$1,250	—	119d	1	1.04mi
308 Rafael Dr Unit 4 San Juan, TX	3.0	2.0	4200	$1,250	$0.30	139d	1	1.04mi
221 Rafael Dr Unit 1 San Juan, TX	2.0	2.0	1200	$1,150	$0.96	139d	1	1.05mi
221 Rafael Dr Unit 2 San Juan, TX	2.0	2.0	—	$1,150	—	109d	1	1.05mi
217 Rafael Dr Unit 4 San Juan, TX	2.0	2.0	1078	$1,100	$1.02	139d	1	1.07mi

Listing history 50 events

1. 2026-09-04
   days on market $495,000 Active 186 DOM
2. 2026-09-03
   days on market $495,000 Active 185 DOM
3. 2026-08-31
   days on market $495,000 Active 182 DOM
4. 2026-08-30
   days on market $495,000 Active 181 DOM
5. 2026-08-29
   days on market $495,000 Active 180 DOM
6. 2026-08-28
   days on market $495,000 Active 179 DOM
7. 2026-08-27
   days on market $495,000 Active 178 DOM
8. 2026-08-25
   days on market $495,000 Active 176 DOM
9. 2026-08-24
   days on market $495,000 Active 175 DOM
10. 2026-08-23
    days on market $495,000 Active 174 DOM
11. 2026-08-22
    days on market $495,000 Active 173 DOM
12. 2026-08-21
    days on market $495,000 Active 172 DOM
13. 2026-08-20
    days on market $495,000 Active 171 DOM
14. 2026-08-19
    days on market $495,000 Active 170 DOM
15. 2026-08-18
    days on market $495,000 Active 169 DOM
16. 2026-08-17
    days on market $495,000 Active 168 DOM
17. 2026-08-16
    days on market $495,000 Active 167 DOM
18. 2026-08-15
    days on market $495,000 Active 166 DOM
19. 2026-08-14
    days on market $495,000 Active 165 DOM
20. 2026-08-13
    days on market $495,000 Active 164 DOM
21. 2026-08-12
    days on market $495,000 Active 163 DOM
22. 2026-08-11
    days on market $495,000 Active 162 DOM
23. 2026-08-10
    days on market $495,000 Active 161 DOM
24. 2026-08-09
    days on market $495,000 Active 160 DOM
25. 2026-08-08
    days on market $495,000 Active 159 DOM
26. 2026-08-07
    days on market $495,000 Active 158 DOM
27. 2026-08-06
    days on market $495,000 Active 157 DOM
28. 2026-08-05
    days on market $495,000 Active 156 DOM
29. 2026-08-04
    days on market $495,000 Active 155 DOM
30. 2026-08-03
    days on market $495,000 Active 154 DOM
31. 2026-07-31
    days on market $495,000 Active 151 DOM
32. 2026-07-29
    days on market $495,000 Active 149 DOM
33. 2026-07-27
    days on market $495,000 Active 147 DOM
34. 2026-07-25
    days on market $495,000 Active 145 DOM
35. 2026-07-23
    days on market $495,000 Active 143 DOM
36. 2026-07-22
    days on market $495,000 Active 142 DOM
37. 2026-07-21
    days on market $495,000 Active 141 DOM
38. 2026-07-18
    days on market $495,000 Active 138 DOM
39. 2026-07-16
    days on market $495,000 Active 136 DOM
40. 2026-07-16
    days on market $495,000 Active 135 DOM
41. 2026-07-14
    days on market $495,000 Active 134 DOM
42. 2026-07-14
    days on market $495,000 Active 133 DOM
43. 2026-07-12
    days on market $495,000 Active 132 DOM
44. 2026-07-11
    days on market $495,000 Active 131 DOM
45. 2026-07-10
    days on market $495,000 Active 130 DOM
46. 2026-07-09
    days on market $495,000 Active 129 DOM
47. 2026-07-07
    days on market $495,000 Active 127 DOM
48. 2026-07-06
    days on market $495,000 Active 126 DOM
49. 2026-07-05
    days on market $495,000 Active 125 DOM
50. 2026-07-04
    days on market $495,000 Active 124 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 FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $52,896
• − Mortgage interest: −$27,728
• − Property taxes: −$7,425
• − Insurance: −$2,475
• − Repairs & maintenance: −$4,232
• − Management: −$4,232
• − HOA: −$600
• − Depreciation: −$14,400
• Taxable loss: −$8,195
• Est. tax savings @ 24.0%: +$1,967
• After-tax cash flow: $2,105/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 · 12 photos

Excellent 100/100 None rehab

This fully leased fourplex is in excellent condition with modern finishes and low maintenance features, making it an ideal turnkey investment opportunity.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's appeal and value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more tenants. ↑
• Both Add a smart home system — A smart home system can increase convenience and add value for both buyers and renters. ↑

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary John Mckeever El F TX #3,492/4,322 Nat'l #33,016/41,679 Middle Alamo Middle F TX #1,543/1,662 Nat'l #12,486/14,009 High Psja Memorial Early College H S F TX #1,246/1,632 Nat'l #12,309/17,239

Schools (NCES district)

• District: Pharr-San Juan-Alamo ISD
• NCES district ID: 4834860
• Math proficiency: 18% ▼ -34.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $33,757
• Composite: 19.63/100
• National rank: #8744
• State rank: #740 of 826 in TX

C Composite livability gradescore 62/100

Livability — Alamo

• Score: 62/100
• State rank: #916
• US rank: #16356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamo, TX
• County: Hidalgo · 955,232 people
• City population: 34,370
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 39,958
• Household income: $51,662
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 14% 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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 43% White 3%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 26% · Canada
• Languages at home: 18% English-only · Spanish 82%

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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: ▼ -32.82%
• Current HPI: 239.3829
• 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

+347.2% since first listed

4 events — show timeline

• 2026-03-10 Price Changed $495,000 MCALLENMLS
• 2026-03-02 Listed $515,000 MCALLENMLS
• 2024-07-05 Sold (MLS) — RGVMLS
• 2024-05-06 Listed $110,682 RGVMLS