11504 Emeri Ln · Donna, TX 78537

$176,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 157 Days on market

Built 2015 Good condition 0.50 ac lot $115/sqft · 6% above area Est $166k · 6% over ↓ 4% 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 +28.2/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +6.9/10.0
• ARV discount +4.8/15.0
• Condition / age +3.8/5.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Charming and well-maintained 2015 double-wide home offering 3 bedrooms, 2 bathrooms, and 1,536 sq. ft. of comfortable living space. Lightly lived in since 2022, this property sits on a fully fenced half-acre lot within a growing, newly developed neighborhood. Features include a paved driveway and a large carport with capacity for up to six vehicles—ideal for additional parking, storage, or outdoor activities. The interior is move-in ready and provides a functional layout with ample room for everyday living. This property offers the perfect blend of space, privacy, and convenience. Don’t miss the opportunity to make this well-cared-for home yours.

Key facts

• Double-wide home
• Paved driveway
• Large carport

Tags

• DOUBLE-WIDE HOME
• FULLY FENCED LOT
• PAVED DRIVEWAY
• LARGE CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $176k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $155k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.7% in Donna — 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 54/100 on livability (#1,411 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities 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: 325 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($155k) 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 1.19% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.64%
• DSCR: 1.61
• GRM: 7.0

CMA / ARV

• ARV (median comp): $166,000
• List price: $176,000
• Delta: 6.02%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.3%
• Equity multiple: 3.67×
• Total profit: $131,480
• Equity at exit: $158,555

10-year hold

• IRR: 29.6%
• Equity multiple: 8.29×
• Total profit: $359,058
• Equity at exit: $341,929

Cash invested: $49,280 (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 78537

• Home prices YoY: 5.8%
• Active inventory: 325
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$923
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $560

Break-even live

Break-even rent $1,391

Max offer price $176,000

Occupancy floor 68%

Sensitivity live

Price	-10% $660	-5% $610	+0% $560	+5% $510	+10% $460
Rent	-10% $394	-5% $477	+0% $560	+5% $643	+10% $726
Rate	-1.0pp $649	-0.5pp $605	base $560	+0.5pp $514	+1.0pp $468

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23790 N Val Verde Rd Edinburg, TX	4.0	2.5	1744	$2,100	$1.20	24d	1	0.61mi

Listing history 19 events

1. 2026-06-21
   days on market $176,000 Active 157 DOM
2. 2026-06-18
   days on market $176,000 Active 154 DOM
3. 2026-06-17
   days on market $176,000 Active 153 DOM
4. 2026-06-16
   days on market $176,000 Active 152 DOM
5. 2026-06-15
   days on market $176,000 Active 151 DOM
6. 2026-06-14
   days on market $176,000 Active 149 DOM
7. 2026-06-13
   days on market $176,000 Active 148 DOM
8. 2026-06-10
   days on market $176,000 Active 146 DOM
9. 2026-06-09
   days on market $176,000 Active 145 DOM
10. 2026-06-08
    days on market $176,000 Active 144 DOM
11. 2026-06-07
    days on market $176,000 Active 143 DOM
12. 2026-06-05
    days on market $176,000 Active 140 DOM
13. 2026-06-03
    days on market $176,000 Active 139 DOM
14. 2026-06-02
    days on market $176,000 Active 138 DOM
15. 2026-06-01
    days on market $176,000 Active 137 DOM
16. 2026-05-31
    days on market $176,000 Active 136 DOM
17. 2026-05-31
    days on market $176,000 Active 135 DOM
18. 2026-01-15
    listed $176,000 Active 672-char remark

    Show marketing remark (672 chars)

    Charming and well-maintained 2015 double-wide home offering 3 bedrooms, 2 bathrooms, and 1,536 sq. ft. of comfortable living space. Lightly lived in since 2022, this property sits on a fully fenced half-acre lot within a growing, newly developed neighborhood. Features include a paved driveway and a large carport with capacity for up to six vehicles—ideal for additional parking, storage, or outdoor activities. The interior is move-in ready and provides a functional layout with ample room for everyday living. This property offers the perfect blend of space, privacy, and convenience. Don’t miss the opportunity to make this well-cared-for home yours.

19. 2025-12-05
    listed $182,500 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: $1,233 · $103/mo
• Projected year-2 tax: $3,221 · $268/mo
• Expected delta: +$1,988/yr (+$166/mo · 161.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major 81% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $25,200
• − Mortgage interest: −$9,859
• − Property taxes: −$1,233
• − Insurance: −$880
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$5,120
• Taxable income: $4,077
• Est. tax owed @ 24.0%: −$978
• After-tax cash flow: $5,741/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

Good 75/100 Cosmetic rehab

This 2015 double-wide home is in good condition with a move-in ready interior. It offers a good balance of space and privacy, making it an attractive option for buyers or renters.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and increases value
• Resale Replace dated appliances — Modernizes the kitchen and appeals to buyers

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and increases value ↑
• Resale Replace dated appliances — Modernizes the kitchen and appeals to buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Donna

• Score: 54/100
• State rank: #1411
• US rank: #24172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 51,346
• Population (ZIP): 51,346

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 49% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 27% · Canada
• Languages at home: 15% English-only · Spanish 84%

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: ▲ 13.30%
• Current HPI: 243.3933
• 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

-3.6% since first listed

2 events — show timeline

• 2026-01-15 Listed $176,000 MCALLENMLS
• 2025-12-05 Listed $182,500 MCALLENMLS

Property tax history

-1.9%/yr

Latest (2025): $1,233 · -2.9% YoY. Source: county tax records.