98 Lampshire Ave · Palmview, TX 78572

$56,000

3 bd · 2.0 ba · 560 sqft · Manufactured public records · 165 Days on market

Manufactured home Built 2004 Good condition 5,035 sqft lot $100/sqft · 35% above area Est $69k · 19% under $27/mo HOA · 3% of rent ↓ 28% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.4

Listing remarks MLS

Welcome to this beautifully remodeled 1-bedroom, 1 bath mobile home located in a welcoming retirement community. This home offers a spacious attached Texas Room with Central A/C, providing extra living space perfect for relaxing or entertaining. The interior boasts elegant hardwood tile flooring through out, stunning kitchen cabinetry, and an abundance of quality wood built-ins that offer both charm and functionality. The professional landscaping is designed for easy maintenance, with the yard covered in attractive river stones. Additional highlights includes an attached storage/workshop, and access to HOA amenities such as a sparkling pool with an event salon where residents gather for activities and social events. This move in ready home combines comfort, style and convenience in a peaceful community setting. Don't miss your opportunity to make it yours.

Key facts

• Kitchen cabinetry
• Attached texas room
• 5,035 sq ft lot

Tags

• ATTACHED TEXAS ROOM
• HARDWOOD TILE FLOORING
• KITCHEN CABINETRY
• QUALITY WOOD BUILT-INS
• PROFESSIONAL LANDSCAPING
• ATTACHED STORAGE WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $56k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($941 rent vs $56k).
• Recommended offer: $49k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 4.1% 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, 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: Leo J Leo El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 372 students, 92% FRL); Cesar Chavez Middle (math 25% / reading 35%, grade F, #1,056 of 1,662 statewide, top 65%, 666 students, 90% FRL); La Joya Palmview H S (math 20% / reading 37%, grade F, #1,157 of 1,632 statewide, top 72%, 2,155 students, 91% FRL) — zoned schools average 91% FRL vs 54% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 981 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $387 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 + 0.9% rent growth), your $16k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 93% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.68% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.90%
• DSCR: 1.93
• GRM: 5.0

CMA / ARV

• ARV (median comp): $69,471
• List price: $56,000
• Delta: -19.39%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Lampshire	0.09mi	1/1.0 (-2)	560 (0%)	2mo	$37,990	$68	80
2509 Bobolink Cir W #242	0.29mi	1/2.0 (-2)	604 (+8%)	14mo	$79,900	$132	52
2310 Bobolink Cir E #273	0.23mi	1/1.0 (-2)	616 (+10%)	17mo	$78,500	$127	44
2428 Starling Cir W	0.31mi	1/1.5 (-2)	645 (+15%)	15mo	$129,900	$201	36
2511 Starling Cir W	0.35mi	1/1.0 (-2)	640 (+14%)	17mo	$86,500	$135	32
2815 Tierra Dorada Blvd	0.95mi	2/1.0 (-1)	676 (+21%)	3mo	$115,000	$170	28
1716 Oasis Dr	2.17mi	2/2.0 (-1)	651 (+16%)	18mo	$87,000	$134	20
2110 Tanager Ln	1.70mi	1/1.0 (-2)	720 (+29%)	7mo	$239,900	$333	20
2203 Kingfisher Ln	1.73mi	1/1.0 (-2)	480 (-14%)	10mo	$142,000	$296	19
809 S Dillion Dr S	1.88mi	2/1.0 (-1)	728 (+30%)	18mo	$126,000	$173	16
2106 Tanager Ln	1.69mi	1/1.0 (-2)	720 (+29%)	15mo	$224,900	$312	13
3707 Pelican Way	1.74mi	1/1.0 (-2)	480 (-14%)	19mo	$147,990	$308	11

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: 10.7%
• Equity multiple: 1.41×
• Total profit: $6,463
• Equity at exit: $8,350

10-year hold

• IRR: 17.8%
• Equity multiple: 2.32×
• Total profit: $20,730
• Equity at exit: $4,842

Cash invested: $15,680 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $225,000 ($375/sqft)
• Median days on market: 86 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -66.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 981
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$126 /mo · $1,516/yr
• Insurance: −$23
• HOA: −$27
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $273

Break-even live

Break-even rent $595

Max offer price $56,000

Occupancy floor 66%

Sensitivity live

Price	-10% $305	-5% $289	+0% $273	+5% $257	+10% $241
Rent	-10% $199	-5% $236	+0% $273	+5% $310	+10% $347
Rate	-1.0pp $301	-0.5pp $287	base $273	+0.5pp $259	+1.0pp $244

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: $14,000
• Closing costs: $1,680
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4321 Royal Palm Dr Mission, TX	2.0	1.0	572	$800	$1.40	72d	1	0.54mi
2508 U.S. 83 Business Unit 16 Mission, TX	2.0	1.0	650	$730	$1.12	72d	1	1.41mi

HOA detail $27/mo · $324/yr

• Likely covers: landscapingpool

Listing history 50 events

1. 2026-08-08
   days on market $56,000 Active 165 DOM
2. 2026-08-07
   days on market $56,000 Active 164 DOM
3. 2026-08-06
   days on market $56,000 Active 163 DOM
4. 2026-08-05
   days on market $56,000 Active 162 DOM
5. 2026-08-04
   days on market $56,000 Active 161 DOM
6. 2026-08-03
   days on market $56,000 Active 160 DOM
7. 2026-07-31
   days on market $56,000 Active 157 DOM
8. 2026-07-29
   days on market $56,000 Active 155 DOM
9. 2026-07-27
   days on market $56,000 Active 153 DOM
10. 2026-07-25
    days on market $56,000 Active 151 DOM
11. 2026-07-23
    days on market $56,000 Active 149 DOM
12. 2026-07-22
    days on market $56,000 Active 148 DOM
13. 2026-07-21
    days on market $56,000 Active 147 DOM
14. 2026-07-18
    days on market $56,000 Active 144 DOM
15. 2026-07-16
    days on market $56,000 Active 142 DOM
16. 2026-07-16
    days on market $56,000 Active 141 DOM
17. 2026-07-14
    days on market $56,000 Active 140 DOM
18. 2026-07-14
    days on market $56,000 Active 139 DOM
19. 2026-07-12
    days on market $56,000 Active 138 DOM
20. 2026-07-11
    days on market $56,000 Active 137 DOM
21. 2026-07-10
    days on market $56,000 Active 136 DOM
22. 2026-07-09
    days on market $56,000 Active 135 DOM
23. 2026-07-07
    days on market $56,000 Active 133 DOM
24. 2026-07-06
    days on market $56,000 Active 132 DOM
25. 2026-07-05
    days on market $56,000 Active 131 DOM
26. 2026-07-04
    days on market $56,000 Active 130 DOM
27. 2026-07-03
    days on market $56,000 Active 129 DOM
28. 2026-07-02
    days on market $56,000 Active 128 DOM
29. 2026-07-01
    days on market $56,000 Active 127 DOM
30. 2026-06-30
    days on market $56,000 Active 126 DOM
31. 2026-06-29
    days on market $56,000 Active 125 DOM
32. 2026-06-28
    days on market $56,000 Active 124 DOM
33. 2026-06-28
    days on market $56,000 Active 123 DOM
34. 2026-06-27
    days on market $56,000 Active 122 DOM
35. 2026-06-25
    days on market $56,000 Active 120 DOM
36. 2026-06-23
    days on market $56,000 Active 118 DOM
37. 2026-06-22
    days on market $56,000 Active 117 DOM
38. 2026-06-18
    days on market $56,000 Active 114 DOM
39. 2026-06-17
    days on market $56,000 Active 113 DOM
40. 2026-06-16
    days on market $56,000 Active 112 DOM
41. 2026-06-15
    days on market $56,000 Active 111 DOM
42. 2026-06-14
    days on market $56,000 Active 109 DOM
43. 2026-06-13
    days on market $56,000 Active 108 DOM
44. 2026-06-10
    days on market $56,000 Active 106 DOM
45. 2026-06-09
    days on market $56,000 Active 105 DOM
46. 2026-06-08
    days on market $56,000 Active 104 DOM
47. 2026-06-07
    days on market $56,000 Active 103 DOM
48. 2026-06-05
    days on market $56,000 Active 100 DOM
49. 2026-06-03
    days on market $56,000 Active 99 DOM
50. 2026-06-02
    days on market $56,000 Active 98 DOM

ⓘ 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: $1,516 · $126/mo
• Projected year-2 tax: $1,516 · $126/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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 93% 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: $11,292
• − Mortgage interest: −$3,137
• − Property taxes: −$1,516
• − Insurance: −$280
• − Repairs & maintenance: −$903
• − Management: −$903
• − HOA: −$324
• − Depreciation: −$1,629
• Taxable income: $2,600
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $2,653/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $2,800–$8,400 screening

This beautifully remodeled 1-bedroom, 1-bath mobile home in a retirement community offers a spacious Texas Room and elegant hardwood tile flooring. Professional landscaping and central A/C make it move-in ready.

Components & finishes AI

Roof asphalt shingle · good Flooring tile

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both HVAC maintenance — Ensures comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Leo J Leo El F TX #2,525/4,322 Nat'l #26,716/41,679 Middle Cesar Chavez Middle F TX #1,056/1,662 Nat'l #8,861/14,009 High Thelma Rosa Salinas Stem Early College H S D TX #509/1,632 Nat'l #5,677/17,239

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

D Composite livability gradescore 57/100

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 · 955,232 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: 8% of renters

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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%

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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%

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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

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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

-27.7% since first listed

7 events — show timeline

• 2026-04-16 Price Changed $56,000 MCALLENMLS
• 2026-02-20 Listed $65,000 MCALLENMLS
• 2026-01-08 Price Changed $65,000 MCALLENMLS
• 2025-12-12 Price Changed $71,490 MCALLENMLS
• 2025-09-08 Price Changed $71,500 MCALLENMLS
• 2025-08-09 Listed $77,500 MCALLENMLS
• 2004-05-24 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,516 · +8.6% YoY. Source: county tax records.