901 E Sioux Rd · Pharr, TX 78577

$100,000

4 bd · 2.0 ba · 960 sqft · Manufactured public records · 64 Days on market

Built 2015 6,479 sqft lot $104/sqft · 92% above area Est $85k · 18% over ↓ 13% 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 4-bedroom, 2-bath mobile home built in 2015, offering modern comfort and spacious living. Located in the desirable Boulder Park community, this home features an open-concept layout, generous bedrooms, and plenty of natural light throughout. Perfect for families or anyone looking for a move-in ready home in a peaceful and well-situated location. Don’t miss this opportunity—schedule your showing today!

Key facts

• 6,479 sq ft lot
• Built 2015
• Listed 64 days

Property features AI

Finance

• Other: Property located on a 60 x 108 lot (approx. 0.1488 acres); Building area reported as 1,568 square feet
• HOA & community: No homeowners association

Exterior

• Parking: No garage or carport (no covered parking)
• Utilities: Public water; City sewer; Cable available; Electric service for heating/cooling and appliances
• Home design: Frame/wood construction; Pillar/post/pier foundation; Not new construction
• Construction: Frame/Wood exterior; Pillar/Post/Pier foundation; Composition shingle roof
• Exterior features: Composition shingle roof; Paved road access; Community pool; Curbs

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave
• Bedrooms: Living areas include two living spaces (may include bedroom/adjoining living configurations)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat and air; Electric heat pump; Thermostat (energy efficient)
• Interior features: Granite countertops; Ceiling fans; Office/Study; Split bedrooms; Walk-in closets; Energy-efficient double pane windows; Drapes and mini blinds; Microwave; Washer included
• Laundry & utility: Laundry room with washer/dryer connections; Electric water heater (electric heat pump)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.4% in Pharr — 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 72/100 on livability (#245 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: Raul Longoria El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 560 students, 94% FRL); Lyndon B Johnson Middle (math 15% / reading 19%, grade F, #1,520 of 1,662 statewide, top 92%, 1,003 students, 90% FRL); Psja North Early College H S (math 32% / reading 46%, grade F, #859 of 1,632 statewide, top 53%, 2,176 students, 88% FRL) — zoned schools average 90% FRL vs 72% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 458 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 $691 of loan paydown is wiped out by about $3k 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 64 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
6. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.19%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $85,000
• List price: $100,000
• Delta: 17.65%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-3,088
• Equity at exit: $14,910

10-year hold

• IRR: 2.7%
• Equity multiple: 1.16×
• Total profit: $4,598
• Equity at exit: $8,646

Cash invested: $28,000 (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 78577

• Home prices YoY: -8.1%
• Rents YoY: -0.2%
• Active inventory: 458
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $265

Break-even live

Break-even rent $959

Max offer price $100,000

Occupancy floor 75%

Sensitivity live

Price	-10% $334	-5% $299	+0% $265	+5% $230	+10% $195
Rent	-10% $162	-5% $213	+0% $265	+5% $316	+10% $367
Rate	-1.0pp $315	-0.5pp $290	base $265	+0.5pp $239	+1.0pp $212

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 N Birch St Unit B Pharr, TX	3.0	1.5	895	$900	$1.01	25d	1	0.52mi
3841 N Mezcal Dr Unit Upstairs Pharr, TX	3.0	2.0	1050	$1,150	$1.10	16d	1	0.58mi
3814 N Mezcal Dr Unit Downstairs Pharr, TX	3.0	2.0	1050	$1,250	$1.19	46d	1	0.59mi
4106 Linda Vista St Pharr, TX	3.0	2.0	1072	$1,400	$1.31	46d	1	0.78mi
4724 N Ebony St Apt 4 Pharr, TX	3.0	2.0	1040	$1,100	$1.06	46d	1	1.15mi
203 Encino Dr San Juan, TX	3.0	2.0	969	$1,500	$1.55	25d	1	1.31mi
3800 N Robin Ave Unit 4 Pharr, TX	3.0	2.0	1050	$1,250	$1.19	46d	1	1.33mi
801 Sugar Garden Dr Unit 3 Pharr, TX	3.0	2.0	1040	$1,250	$1.20	16d	1	1.33mi
802 Sugar Garden Ave Pharr, TX	3.0	2.0	1106	$1,195	$1.08	46d	1	1.36mi
900 Sugar Garden Ave Pharr, TX	3.0	2.0	1106	$1,195	$1.08	46d	1	1.37mi
901 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1100	$1,200	$1.09	46d	1	1.37mi
902 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1106	$1,195	$1.08	46d	1	1.39mi
906 Sugar Garden Ave Pharr, TX	3.0	2.0	1106	$1,195	$1.08	46d	1	1.41mi

Listing history 17 events

1. 2026-06-22
   days on market $100,000 Active 64 DOM
2. 2026-06-18
   days on market $100,000 Active 61 DOM
3. 2026-06-17
   days on market $100,000 Active 60 DOM
4. 2026-06-16
   pricedays on market $100,000 Active 59 DOM
5. 2026-06-15
   days on market $110,000 Active 58 DOM
6. 2026-06-14
   days on market $110,000 Active 56 DOM
7. 2026-06-13
   days on market $110,000 Active 55 DOM
8. 2026-06-10
   days on market $110,000 Active 53 DOM
9. 2026-06-09
   days on market $110,000 Active 52 DOM
10. 2026-06-08
    days on market $110,000 Active 51 DOM
11. 2026-06-07
    days on market $110,000 Active 50 DOM
12. 2026-06-03
    days on market $110,000 Active 46 DOM
13. 2026-06-02
    days on market $110,000 Active 45 DOM
14. 2026-06-01
    days on market $110,000 Active 44 DOM
15. 2026-05-31
    days on market $110,000 Active 43 DOM
16. 2026-05-31
    days on market $110,000 Active 42 DOM
17. 2026-04-18
    listed $115,000 Active 438-char remark

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,525
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$2,909
• Taxable income: $1,733
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $2,758/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: 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

Livability — Pharr

• Score: 72/100
• State rank: #245
• US rank: #5852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pharr, TX
• County: Hidalgo County · 623,128 people
• City population: 80,540
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 80,540
• Household income: $52,770
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 2161.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 45% White 5%
• Hispanic origin (detail): Mexican 92%
• Foreign-born: 29% · Canada
• Languages at home: 18% English-only · Spanish 81%

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: ▼ -23.00%
• Current HPI: 261.1606
• Rent YoY: ▼ -0.24%
• 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

-13.0% since first listed

3 events — show timeline

• 2026-06-16 Price Changed $100,000 MCALLENMLS
• 2026-05-19 Price Changed $110,000 MCALLENMLS
• 2026-04-18 Listed $115,000 MCALLENMLS