8482 Lago Vista Dr · Monte Alto, TX 78538

$95,000

2 bd · 1.0 ba · 480 sqft · Manufactured public records · 102 Days on market

Built 1995 0.33 ac lot ↓ 3% since listing

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Why this score? — see what drove the C- 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 +18.6/30.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Escape to the tranquility of the private gated community of Delta Lake in this charming 1-bedroom, 1-bath FULLY FURNISHED manufactured home with an exceptional lake view. Enjoy peaceful mornings and relaxing evenings as you take in the scenery from just about anywhere. Whether you’re fishing, boating, or simply soaking in the calm atmosphere, this location offers the perfect retreat, plus this beautiful property includes a storage shed. Schedule your showing today and experience the beauty, serenity, and slower pace of life on Delta Lake! Your perfect getaway awaits!

Key facts

• Storage shed
• 0.33 acre lot
• Built 1995

Tags

• PRIVATE GATED COMMUNITY
• EXCEPTIONAL LAKE VIEW
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $83k (12.9% below list).
• Recommended offer: $83k (12.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,072 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Monte Alto ISD (rural): math 16% / reading 26% proficiency, ranked #777 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 145 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($657 loan paydown + $7k appreciation (7.8% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $82,726 (12.9% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.87% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.19
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.65×
• Total profit: $43,767
• Equity at exit: $70,904

10-year hold

• IRR: 20.8%
• Equity multiple: 5.61×
• Total profit: $122,498
• Equity at exit: $139,550

Cash invested: $26,600 (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 →

ZIP-level market 78538

• Home prices YoY: 3.3%
• Active inventory: 145
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $827 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $92

Break-even live

Break-even rent $711

Max offer price $95,000

Occupancy floor 84%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 102 DOM
2. 2026-06-17
   days on market $95,000 Active 101 DOM
3. 2026-06-16
   days on market $95,000 Active 100 DOM
4. 2026-06-15
   days on market $95,000 Active 99 DOM
5. 2026-06-15
   days on market $95,000 Active 98 DOM
6. 2026-06-13
   days on market $95,000 Active 97 DOM
7. 2026-06-12
   days on market $95,000 Active 96 DOM
8. 2026-06-10
   days on market $95,000 Active 93 DOM
9. 2026-06-08
   days on market $95,000 Active 92 DOM
10. 2026-06-08
    days on market $95,000 Active 91 DOM
11. 2026-06-05
    days on market $95,000 Active 89 DOM
12. 2026-06-03
    days on market $95,000 Active 87 DOM
13. 2026-06-02
    days on market $95,000 Active 86 DOM
14. 2026-06-01
    days on market $95,000 Active 85 DOM
15. 2026-05-31
    days on market $95,000 Active 84 DOM
16. 2026-03-08
    listed $95,000 Active 579-char remark

    Show marketing remark (579 chars)

    Escape to the tranquility of the private gated community of Delta Lake in this charming 1-bedroom, 1-bath FULLY FURNISHED manufactured home with an exceptional lake view. Enjoy peaceful mornings and relaxing evenings as you take in the scenery from just about anywhere. Whether you’re fishing, boating, or simply soaking in the calm atmosphere, this location offers the perfect retreat, plus this beautiful property includes a storage shed. Schedule your showing today and experience the beauty, serenity, and slower pace of life on Delta Lake! Your perfect getaway awaits!

17. 2025-08-19
    listed $98,000 Active

ⓘ 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: $283 · $24/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$1,456/yr (+$121/mo · 514.7%)

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

Taxation est. · year 1

• Rental income: $9,927
• − Mortgage interest: −$5,321
• − Property taxes: −$283
• − Insurance: −$475
• − Repairs & maintenance: −$794
• − Management: −$794
• − Depreciation: −$2,764
• Taxable loss: −$504
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $1,227/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: Monte Alto ISD
• NCES district ID: 4831230
• Math proficiency: 16% ▼ -27.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $36,135
• Composite: 17.38/100
• National rank: #9069
• State rank: #777 of 826 in TX

Livability — Monte Alto

• Score: 60/100
• State rank: #1072
• US rank: #19024

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

• City population: 10,740
• Population (ZIP): 10,740

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 (98%)
• Race & ethnicity: Hispanic / Latino 98% Two or more races 58% White 2%
• Hispanic origin (detail): Mexican 96%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 25% · Canada
• Languages at home: 9% English-only · Spanish 90% Other Indo-European 1%

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: ▲ 7.80%
• Current HPI: 244.519
• 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

-3.1% since first listed

2 events — show timeline

• 2026-03-08 Listed $95,000 MCALLENMLS
• 2025-08-19 Listed $98,000 MCALLENMLS

Property tax history

+8.2%/yr

Latest (2025): $283 · -26.0% YoY. Source: county tax records.