2318 Mi Sueno St · La Homa, TX 78574

$130,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 353 Days on market

Built 2003 0.51 ac lot

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mobile home sitting on a half cul-de-sac lot in North Mission featuring 3 bedrooms, 2 full bathrooms, plus a bonus room with its own mini-split AC. The property includes a fully fenced yard, a storage shed, and is just a short drive to shopping and dining. Owner financing is available, making this a great opportunity for flexible homeownership in a convenient location.

Key facts

• Cul-de-sac lot
• Mini-split ac
• Bonus room

Tags

• CUL-DE-SAC LOT
• BONUS ROOM
• MINI-SPLIT AC
• FULLY FENCED YARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 5.6% in La Homa — 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 56/100 on livability (#1,308 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute 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.
• Zoned schools: Emiliano Zapata El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 543 students, 98% FRL); Juarez-Lincoln H S (math 10% / reading 20%, grade F, #1,507 of 1,632 statewide, top 93%, 2,062 students, 99% FRL) — zoned schools average 98% FRL vs 54% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 477 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 353 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 353 days. Have you received any prior offers? Is the seller open to a 12% 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 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 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?
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: 1.12% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.86%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-6,214
• Equity at exit: $19,383

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $13,813
• Equity at exit: $11,240

Cash invested: $36,400 (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 78574

• Home prices YoY: -16.1%
• Active inventory: 477
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $233

Break-even live

Break-even rent $1,166

Max offer price $130,000

Occupancy floor 79%

Sensitivity live

Price	-10% $306	-5% $269	+0% $233	+5% $196	+10% $159
Rent	-10% $117	-5% $175	+0% $233	+5% $290	+10% $348
Rate	-1.0pp $298	-0.5pp $266	base $233	+0.5pp $199	+1.0pp $165

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $130,000 Active 353 DOM
2. 2026-06-18
   days on market $130,000 Active 350 DOM
3. 2026-06-17
   days on market $130,000 Active 349 DOM
4. 2026-06-16
   days on market $130,000 Active 348 DOM
5. 2026-06-15
   days on market $130,000 Active 347 DOM
6. 2026-06-14
   days on market $130,000 Active 345 DOM
7. 2026-06-13
   days on market $130,000 Active 344 DOM
8. 2026-06-10
   days on market $130,000 Active 342 DOM
9. 2026-06-09
   days on market $130,000 Active 341 DOM
10. 2026-06-08
    days on market $130,000 Active 340 DOM
11. 2026-06-07
    days on market $130,000 Active 339 DOM
12. 2026-06-05
    days on market $130,000 Active 336 DOM
13. 2026-06-03
    days on market $130,000 Active 335 DOM
14. 2026-06-02
    days on market $130,000 Active 334 DOM
15. 2026-06-01
    days on market $130,000 Active 333 DOM
16. 2026-05-31
    days on market $130,000 Active 332 DOM
17. 2026-05-31
    days on market $130,000 Active 331 DOM
18. 2026-03-05
    price $130,000 371-char remark

    Show marketing remark (371 chars)

    Mobile home sitting on a half cul-de-sac lot in North Mission featuring 3 bedrooms, 2 full bathrooms, plus a bonus room with its own mini-split AC. The property includes a fully fenced yard, a storage shed, and is just a short drive to shopping and dining. Owner financing is available, making this a great opportunity for flexible homeownership in a convenient location.

19. 2026-02-10
    price $95,000 371-char remark

    Show marketing remark (371 chars)

    Mobile home sitting on a half cul-de-sac lot in North Mission featuring 3 bedrooms, 2 full bathrooms, plus a bonus room with its own mini-split AC. The property includes a fully fenced yard, a storage shed, and is just a short drive to shopping and dining. Owner financing is available, making this a great opportunity for flexible homeownership in a convenient location.

20. 2025-09-21
    price $125,000 371-char remark

    Show marketing remark (371 chars)

    Mobile home sitting on a half cul-de-sac lot in North Mission featuring 3 bedrooms, 2 full bathrooms, plus a bonus room with its own mini-split AC. The property includes a fully fenced yard, a storage shed, and is just a short drive to shopping and dining. Owner financing is available, making this a great opportunity for flexible homeownership in a convenient location.

21. 2025-07-03
    listed $130,000 Active 371-char remark

    Show marketing remark (371 chars)

    Mobile home sitting on a half cul-de-sac lot in North Mission featuring 3 bedrooms, 2 full bathrooms, plus a bonus room with its own mini-split AC. The property includes a fully fenced yard, a storage shed, and is just a short drive to shopping and dining. Owner financing is available, making this a great opportunity for flexible homeownership in a convenient location.

22. 2005-07-21
    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: $1,426 · $119/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$953/yr (+$79/mo · 66.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $17,527
• − Mortgage interest: −$7,282
• − Property taxes: −$1,426
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$3,782
• Taxable income: $785
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $2,603/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 — La Homa

• Score: 56/100
• State rank: #1308
• US rank: #22643

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

• County: Hidalgo County · 623,128 people
• City population: 62,456
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 62,456
• Household income: $52,393
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 803.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 62% White 2%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 33% · Canada
• Languages at home: 12% English-only · Spanish 87%

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: ▼ -44.13%
• Current HPI: 230.3323
• Rent YoY: —
• 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

+0.0% since first listed

5 events — show timeline

• 2026-03-05 Price Changed $130,000 MCALLENMLS
• 2026-02-10 Price Changed $95,000 MCALLENMLS
• 2025-09-21 Price Changed $125,000 MCALLENMLS
• 2025-07-03 Listed $130,000 MCALLENMLS
• 2005-07-21 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,426 · +10.4% YoY. Source: county tax records.