9401 10th · McAllen, TX 78504

$68,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 65 Days on market

Built 1989 5,062 sqft lot $71/sqft · 17% below area Est $71k · at est. $50/mo HOA · 4% of rent ↓ 57% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this amazing mobile home in a great location. It offers 2 bedrooms and 1 bathroom, with a 2-carport (left and right). The property has a new roof! It currently tenants-month-to-month. Send an offer—this property won’t last on the market! Property-2-11

Key facts

• Great location
• New roof
• 5,062 sq ft lot

Tags

• GREAT LOCATION
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 3.7% in McAllen — 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 76/100 on livability (#119 in TX, #3,771 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Edinburg CISD (urban): math 20% / reading 34% proficiency, ranked #699 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 894 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $470 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.93% ✓
• Cap rate: 13.85%
• Cash-on-cash: 26.99%
• DSCR: 2.20
• GRM: 4.3

CMA / ARV

• ARV (median comp): $70,598
• List price: $68,000
• Delta: -3.68%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9401 N 10th St #2	0.06mi	2/2.0 (-1)	1,036 (+8%)	10mo	$60,000	$58	70

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 · 2.57% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 1.83×
• Total profit: $15,797
• Equity at exit: $10,139

10-year hold

• IRR: 28.4%
• Equity multiple: 3.47×
• Total profit: $47,005
• Equity at exit: $5,879

Cash invested: $19,040 (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 78504

• Home prices YoY: -29.4%
• Rents YoY: 2.6%
• Active inventory: 894
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$357
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$28
• HOA: −$50
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $428

Break-even live

Break-even rent $773

Max offer price $68,000

Occupancy floor 62%

Sensitivity live

Price	-10% $467	-5% $448	+0% $428	+5% $409	+10% $390
Rent	-10% $324	-5% $376	+0% $428	+5% $480	+10% $532
Rate	-1.0pp $463	-0.5pp $446	base $428	+0.5pp $411	+1.0pp $393

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2901 W Highway 107 Unit 743 McAllen, TX	2.0	1.0	624	$775	$1.24	45d	1	0.88mi
5813 Northwestern Ave Unit 2 McAllen, TX	3.0	2.0	1000	$1,400	$1.40	45d	1	0.88mi
716 S Dfw Dr Edinburg, TX	2.0	2.0	1050	$850	$0.81	20d	1	0.96mi
710 S Dfw Dr Edinburg, TX	2.0	2.0	1050	$850	$0.81	45d	1	0.98mi
11502 N 24th Ln McAllen, TX	2.0	2.0	1025	$1,200	$1.17	45d	1	1.05mi
11502 N 24th Ln Apt 1 McAllen, TX	2.0	2.0	1050	$1,195	$1.14	45d	1	1.05mi
604 S Logan Dr Unit 1 Edinburg, TX	2.0	2.0	898	$800	$0.89	45d	1	1.07mi
3151 Regal Dr Unit B Edinburg, TX	2.0	2.0	988	$1,195	$1.21	45d	1	1.08mi
11403 N 24th Ln Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	45d	1	1.08mi
11403 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	917	$1,200	$1.31	45d	1	1.08mi
11507 N 24th Ln Unit 3 McAllen, TX	3.0	2.0	1080	$1,300	$1.20	45d	1	1.08mi
11507 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	918	$1,195	$1.30	45d	1	1.08mi
3151 Regal Dr Apt A Edinburg, TX	2.0	2.0	988	$875	$0.89	45d	1	1.08mi
530 State Highway 336 Edinburg, TX	2.0	2.0	992	$1,700	$1.71	45d	1	1.09mi
530 S State Highway 336 Unit 39B Edinburg, TX	2.0	2.0	992	$1,700	$1.71	22d	1	1.12mi
3708 Whitewing Ave Unit 3 Edinburg, TX	3.0	2.0	985	$1,050	$1.07	15d	1	1.15mi
3036 Regal Dr Apt A Edinburg, TX	2.0	2.0	680	$950	$1.40	45d	1	1.16mi
Apt 2 Edinburg, TX	2.0	2.0	950	$895	$0.94	24d	1	1.16mi
3713 Whitewing Ave Unit 4 Edinburg, TX	2.0	2.0	980	$850	$0.87	24d	1	1.18mi
3713 Whitewing Ave Unit 2 Edinburg, TX	2.0	2.0	975	$800	$0.82	24d	1	1.18mi
11403 N 24th St McAllen, TX	2.0	2.0	917	$1,200	$1.31	45d	1	1.18mi
11403 N 24th St Unit 2 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	45d	1	1.18mi
506 Peabody Ave Unit 4 Edinburg, TX	2.0	2.0	990	$895	$0.90	45d	1	1.20mi
511 Downing Ave Unit 1 Edinburg, TX	3.0	2.0	1050	$1,195	$1.14	15d	1	1.22mi
414 Peabody Ave Apt 2 Edinburg, TX	2.0	2.0	990	$895	$0.90	24d	1	1.24mi
11304 N 25th St Unit 4 McAllen, TX	3.0	2.0	1050	$1,350	$1.29	45d	1	1.24mi
11308 N 25th St Unit 2 McAllen, TX	2.0	2.0	917	$1,200	$1.31	45d	1	1.24mi
11501 N 25th St Unit 1 McAllen, TX	2.0	2.0	896	$1,250	$1.40	45d	1	1.24mi
11400 N 25th St Unit 2 McAllen, TX	3.0	2.0	1001	$1,300	$1.30	45d	1	1.24mi
11309 N 25th St Unit 2 McAllen, TX	3.0	2.0	1001	$1,300	$1.30	45d	1	1.24mi
11412 N 25th St McAllen, TX	3.0	2.0	1109	$1,350	$1.22	24d	1	1.24mi
11405 N 25th St Unit 1 McAllen, TX	3.0	2.0	1001	$1,300	$1.30	15d	1	1.24mi
11308 N 25th St Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	45d	1	1.24mi
11309 N 25th St Unit 3 McAllen, TX	3.0	2.0	1001	$1,350	$1.35	45d	1	1.24mi
11400 N 25th St Unit 4 McAllen, TX	3.0	2.0	1001	$1,350	$1.35	45d	1	1.24mi
11500 N 25th St Unit 1 McAllen, TX	2.0	2.0	891	$1,200	$1.35	45d	1	1.24mi
508 Downing Ave Apt 1 Edinburg, TX	3.0	2.0	1050	$1,125	$1.07	45d	1	1.25mi
420 Teague Ave Unit 4 Edinburg, TX	2.0	2.0	900	$950	$1.06	45d	1	1.25mi
415 Teague Ave Unit 4 Edinburg, TX	2.0	2.0	990	$895	$0.90	45d	1	1.25mi
416 Teague Ave Unit 2 Edinburg, TX	2.0	2.0	900	$950	$1.06	45d	1	1.26mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 22 events

1. 2026-06-21
   days on market $68,000 Active 65 DOM
2. 2026-06-18
   days on market $68,000 Active 62 DOM
3. 2026-06-17
   days on market $68,000 Active 61 DOM
4. 2026-06-16
   days on market $68,000 Active 60 DOM
5. 2026-06-15
   days on market $68,000 Active 59 DOM
6. 2026-06-14
   days on market $68,000 Active 57 DOM
7. 2026-06-13
   days on market $68,000 Active 56 DOM
8. 2026-06-10
   days on market $68,000 Active 54 DOM
9. 2026-06-09
   days on market $68,000 Active 53 DOM
10. 2026-06-08
    days on market $68,000 Active 52 DOM
11. 2026-06-07
    days on market $68,000 Active 51 DOM
12. 2026-06-03
    days on market $68,000 Active 47 DOM
13. 2026-06-02
    days on market $68,000 Active 46 DOM
14. 2026-06-01
    days on market $68,000 Active 45 DOM
15. 2026-05-31
    days on market $68,000 Active 44 DOM
16. 2026-05-31
    days on market $68,000 Active 43 DOM
17. 2026-04-17
    listed $68,000 Active 273-char remark

    Show marketing remark (273 chars)

    Check out this amazing mobile home in a great location. It offers 2 bedrooms and 1 bathroom, with a 2-carport (left and right). The property has a new roof! It currently tenants-month-to-month. Send an offer—this property won’t last on the market! Property-2-11

18. 2026-03-31
    historical $900
19. 2026-01-24
    listed $900
20. 2025-10-31
    price $140,000 540-char remark

    Show marketing remark (540 chars)

    FIXER UPPER/ INVESTOR OPPORTUNITY!!! 2 large lots with 2 separate mobile homes available in North McAllen! Together the 2 lots total approx. 0.38 Acre and have 2 mobile homes that would be prefect for a Handyman or Investor. One mobile home features 1 bed and 1 bath while the other features 2 beds & 2 baths. Both mobile homes joined by a carport and each with its own shed opening to the large lot. This property would make for a great rental or possibly for a family wanting 2 separate living spaces. Call today for more information!

21. 2025-08-25
    listed $160,000 Active 540-char remark

    Show marketing remark (540 chars)

    FIXER UPPER/ INVESTOR OPPORTUNITY!!! 2 large lots with 2 separate mobile homes available in North McAllen! Together the 2 lots total approx. 0.38 Acre and have 2 mobile homes that would be prefect for a Handyman or Investor. One mobile home features 1 bed and 1 bath while the other features 2 beds & 2 baths. Both mobile homes joined by a carport and each with its own shed opening to the large lot. This property would make for a great rental or possibly for a family wanting 2 separate living spaces. Call today for more information!

22. 2021-05-14
    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: $2,108 · $176/mo
• Projected year-2 tax: $2,108 · $176/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,780
• − Mortgage interest: −$3,809
• − Property taxes: −$2,108
• − Insurance: −$340
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − HOA: −$600
• − Depreciation: −$1,978
• Taxable income: $4,420
• Est. tax owed @ 24.0%: −$1,061
• After-tax cash flow: $4,078/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: Edinburg CISD
• NCES district ID: 4818180
• Math proficiency: 20% ▼ -34.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $36,985
• Composite: 22.42/100
• National rank: #8114
• State rank: #699 of 826 in TX

Livability — McAllen

• Score: 76/100
• State rank: #119
• US rank: #3771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McAllen, TX
• County: Hidalgo County · 623,128 people
• City population: 144,650
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 63,094
• Household income: $81,905
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1468.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 39% White 11% Asian 5%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 24% · Canada, South Korea, Vietnam
• Languages at home: 34% English-only · Spanish 62% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -80.87%
• Current HPI: 194.1764
• Rent YoY: ▲ 2.57%
• 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

-57.5% since first listed

6 events — show timeline

• 2026-04-17 Listed $68,000 MCALLENMLS
• 2026-03-31 Rental Removed $900 MCALLENMLS
• 2026-01-24 Listed for Rent $900 MCALLENMLS
• 2025-10-31 Price Changed $140,000 MCALLENMLS
• 2025-08-25 Listed $160,000 MCALLENMLS
• 2021-05-14 Sold (Public Records) — Public Records

Property tax history

+11.6%/yr

Latest (2025): $2,108 · +13.3% YoY. Source: county tax records.