2413 Starling Cir W · Palmview, TX 78572

$76,500

2 bd · 1.0 ba · 408 sqft · Manufactured public records · 251 Days on market

Built 1997 2,874 sqft lot $188/sqft · 181% above area $70/mo HOA · 7% of rent ↓ 12% 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Get ready to embrace vibrant retirement living at the lively 55+ plus community of Green Gate Grove! This roomy furnished park model is packed with comfort - central heating and A/C, a comfortable living room with a big screen TV, a roomy dining area, and a kitchen with tons of cabinets and shiny stainless steel appliances. There's even a handy in-home laundry with a full washer and dryer, plus a bonus half-bath! Step outside to a cozy backyard with a lime tree and patio, plus an insulated shed. The yard has an automatic sprinkler system, the roof is only four years young, and your carport fits two vehicles. Fun and convenience all in one! Community amenities are second to none - take a dip in the heated saltwater pool and spa, enjoy a game of billiards, or dive into a good book from the well-stocked library. Don't miss the opportunity to enjoy comfort, community, and connection all in one place. Located close to Bentsen Rio Grande Valley State Park and the National Butterfly Center.

Key facts

• In-home laundry room
• Well-stocked library
• 2,874 sq ft lot

Tags

• IN-HOME LAUNDRY ROOM
• AUTOMATIC SPRINKLER SYSTEM
• HEATED SALTWATER POOL
• WELL-STOCKED LIBRARY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $76k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.2% in Palmview — 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 57/100 on livability (#1,267 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D, schools F, amenities F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 852 active listings in the ZIP; 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 $529 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.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 D 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. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.68%
• DSCR: 1.52
• GRM: 6.5

CMA / ARV

• ARV (median comp): $49,900
• List price: $76,500
• Delta: 53.31%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2305 Bobolink Cir W	0.11mi	1/1.0 (-1)	360 (-12%)	4mo	$69,500	$193	67
149 Lantern Ave	0.18mi	2/1.0	432 (+6%)	23mo	$35,500	$82	63
2421 Bobolink Cir W #234	0.08mi	1/1.0 (-1)	360 (-12%)	18mo	$62,900	$175	56

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 · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,080
• Equity at exit: $11,406

10-year hold

• IRR: 5.9%
• Equity multiple: 1.39×
• Total profit: $8,432
• Equity at exit: $6,614

Cash invested: $21,420 (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 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $981 medium
• Mortgage (P&I): −$401
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$32
• HOA: −$70
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $209

Break-even live

Break-even rent $717

Max offer price $76,500

Occupancy floor 74%

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: $19,125
• Closing costs: $2,295
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: waterpool

Listing history 21 events

1. 2026-06-18
   days on market $76,500 Active 251 DOM
2. 2026-06-17
   days on market $76,500 Active 250 DOM
3. 2026-06-16
   days on market $76,500 Active 249 DOM
4. 2026-06-15
   days on market $76,500 Active 248 DOM
5. 2026-06-14
   days on market $76,500 Active 246 DOM
6. 2026-06-13
   days on market $76,500 Active 245 DOM
7. 2026-06-10
   days on market $76,500 Active 243 DOM
8. 2026-06-09
   days on market $76,500 Active 242 DOM
9. 2026-06-08
   days on market $76,500 Active 241 DOM
10. 2026-06-07
    days on market $76,500 Active 240 DOM
11. 2026-06-05
    days on market $76,500 Active 237 DOM
12. 2026-06-03
    days on market $76,500 Active 236 DOM
13. 2026-06-02
    days on market $76,500 Active 235 DOM
14. 2026-06-01
    days on market $76,500 Active 234 DOM
15. 2026-05-31
    days on market $76,500 Active 233 DOM
16. 2026-05-31
    days on market $76,500 Active 232 DOM
17. 2026-04-01
    price $76,500 998-char remark

    Show marketing remark (998 chars)

    Get ready to embrace vibrant retirement living at the lively 55+ plus community of Green Gate Grove! This roomy furnished park model is packed with comfort - central heating and A/C, a comfortable living room with a big screen TV, a roomy dining area, and a kitchen with tons of cabinets and shiny stainless steel appliances. There's even a handy in-home laundry with a full washer and dryer, plus a bonus half-bath! Step outside to a cozy backyard with a lime tree and patio, plus an insulated shed. The yard has an automatic sprinkler system, the roof is only four years young, and your carport fits two vehicles. Fun and convenience all in one! Community amenities are second to none - take a dip in the heated saltwater pool and spa, enjoy a game of billiards, or dive into a good book from the well-stocked library. Don't miss the opportunity to enjoy comfort, community, and connection all in one place. Located close to Bentsen Rio Grande Valley State Park and the National Butterfly Center.

18. 2026-02-06
    price $77,000 998-char remark

    Show marketing remark (998 chars)

    Get ready to embrace vibrant retirement living at the lively 55+ plus community of Green Gate Grove! This roomy furnished park model is packed with comfort - central heating and A/C, a comfortable living room with a big screen TV, a roomy dining area, and a kitchen with tons of cabinets and shiny stainless steel appliances. There's even a handy in-home laundry with a full washer and dryer, plus a bonus half-bath! Step outside to a cozy backyard with a lime tree and patio, plus an insulated shed. The yard has an automatic sprinkler system, the roof is only four years young, and your carport fits two vehicles. Fun and convenience all in one! Community amenities are second to none - take a dip in the heated saltwater pool and spa, enjoy a game of billiards, or dive into a good book from the well-stocked library. Don't miss the opportunity to enjoy comfort, community, and connection all in one place. Located close to Bentsen Rio Grande Valley State Park and the National Butterfly Center.

19. 2025-10-06
    listed $87,000 Active 998-char remark

    Show marketing remark (998 chars)

    Get ready to embrace vibrant retirement living at the lively 55+ plus community of Green Gate Grove! This roomy furnished park model is packed with comfort - central heating and A/C, a comfortable living room with a big screen TV, a roomy dining area, and a kitchen with tons of cabinets and shiny stainless steel appliances. There's even a handy in-home laundry with a full washer and dryer, plus a bonus half-bath! Step outside to a cozy backyard with a lime tree and patio, plus an insulated shed. The yard has an automatic sprinkler system, the roof is only four years young, and your carport fits two vehicles. Fun and convenience all in one! Community amenities are second to none - take a dip in the heated saltwater pool and spa, enjoy a game of billiards, or dive into a good book from the well-stocked library. Don't miss the opportunity to enjoy comfort, community, and connection all in one place. Located close to Bentsen Rio Grande Valley State Park and the National Butterfly Center.

20. 2020-09-11
    soldstatus
21. 2003-01-23
    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: $765 · $64/mo
• Projected year-2 tax: $1,400 · $117/mo
• Expected delta: +$635/yr (+$53/mo · 83.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $11,777
• − Mortgage interest: −$4,285
• − Property taxes: −$765
• − Insurance: −$382
• − Repairs & maintenance: −$942
• − Management: −$942
• − HOA: −$840
• − Depreciation: −$2,225
• Taxable income: $1,395
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $2,168/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: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — Palmview

• Score: 57/100
• State rank: #1267
• US rank: #22043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmview, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 78,024
• Household income: $54,298
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1714.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 47% White 12% Asian 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Slovak 1% Portuguese 0%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 22% 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: ▼ -62.35%
• Current HPI: 209.3573
• Rent YoY: ▲ 0.93%
• 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

-12.1% since first listed

5 events — show timeline

• 2026-04-01 Price Changed $76,500 MCALLENMLS
• 2026-02-06 Price Changed $77,000 MCALLENMLS
• 2025-10-06 Listed $87,000 MCALLENMLS
• 2020-09-11 Sold (Public Records) — Public Records
• 2003-01-23 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $765 · +18.4% YoY. Source: county tax records.