98 Lampshire Ave · Palmview, TX 78572

$56,000

3 bd · 2.0 ba · 560 sqft · Manufactured public records · 114 Days on market

Built 2004 5,035 sqft lot $100/sqft · 52% above area Est $62k · 9% under $27/mo HOA · 2% 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 +11.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

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.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $51k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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; 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($51k) 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 $50,960 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.18% ✓
• Cap rate: 16.90%
• Cash-on-cash: 37.89%
• DSCR: 2.69
• GRM: 3.8

CMA / ARV

• ARV (median comp): $61,635
• List price: $56,000
• Delta: -9.14%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.28×
• Total profit: $20,037
• Equity at exit: $8,350

10-year hold

• IRR: 37.3%
• Equity multiple: 4.09×
• Total profit: $48,520
• 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 →

ZIP-level market 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$126 /mo · $1,516/yr
• Insurance: −$23
• HOA: −$27
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $495

Break-even live

Break-even rent $595

Max offer price $56,000

Occupancy floor 54%

Sensitivity live

Price	-10% $527	-5% $511	+0% $495	+5% $479	+10% $463
Rent	-10% $399	-5% $447	+0% $495	+5% $543	+10% $592
Rate	-1.0pp $523	-0.5pp $509	base $495	+0.5pp $481	+1.0pp $466

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
• 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	24d	1	0.54mi
2508 U.S. 83 Business Unit 16 Mission, TX	2.0	1.0	650	$730	$1.12	24d	1	1.41mi

HOA detail

• Monthly dues: $27 · $324/yr
• Likely covers: landscapingpool

Listing history 23 events

1. 2026-06-18
   days on market $56,000 Active 114 DOM
2. 2026-06-17
   days on market $56,000 Active 113 DOM
3. 2026-06-16
   days on market $56,000 Active 112 DOM
4. 2026-06-15
   days on market $56,000 Active 111 DOM
5. 2026-06-14
   days on market $56,000 Active 109 DOM
6. 2026-06-13
   days on market $56,000 Active 108 DOM
7. 2026-06-10
   days on market $56,000 Active 106 DOM
8. 2026-06-09
   days on market $56,000 Active 105 DOM
9. 2026-06-08
   days on market $56,000 Active 104 DOM
10. 2026-06-07
    days on market $56,000 Active 103 DOM
11. 2026-06-05
    days on market $56,000 Active 100 DOM
12. 2026-06-03
    days on market $56,000 Active 99 DOM
13. 2026-06-02
    days on market $56,000 Active 98 DOM
14. 2026-06-01
    days on market $56,000 Active 97 DOM
15. 2026-05-31
    days on market $56,000 Active 96 DOM
16. 2026-05-31
    days on market $56,000 Active 95 DOM
17. 2026-04-16
    price $56,000 868-char remark

    Show marketing remark (868 chars)

    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.

18. 2026-02-20
    listed $65,000 Active 868-char remark

    Show marketing remark (868 chars)

    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.

19. 2026-01-08
    price $65,000
20. 2025-12-12
    price $71,490
21. 2025-09-08
    price $71,500
22. 2025-08-09
    listed $77,500 Active
23. 2004-05-24
    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: $1,516 · $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: $14,665
• − Mortgage interest: −$3,137
• − Property taxes: −$1,516
• − Insurance: −$280
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − HOA: −$324
• − Depreciation: −$1,629
• Taxable income: $5,433
• Est. tax owed @ 24.0%: −$1,304
• After-tax cash flow: $4,638/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

-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.