2704 N Dahlia St · Pharr, TX 78577

$85,000

2 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 88 Days on market

Built 1999 4,500 sqft lot Est $85k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.6/15.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a well kept mobile home in Pharr? On a great location? and a good price? Look no further, come and check out this one. Gas range 2 months old and refrigerator 3 and a half years old included.

Key facts

• Refrigerator
• Gas range
• 4,500 sq ft lot

Tags

• GAS RANGE
• REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.4% in Pharr — 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 72/100 on livability (#245 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Pharr-San Juan-Alamo ISD (suburban): math 18% / reading 30% proficiency, ranked #740 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Daniel Ramirez El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 483 students, 96% FRL); Psja North Early College H S (math 32% / reading 46%, grade F, #859 of 1,632 statewide, top 53%, 2,176 students, 88% FRL) — zoned schools average 92% FRL vs 72% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 451 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 of loan paydown is wiped out by about $3k 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 88 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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 D-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. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.92%
• DSCR: 1.75
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $85,120
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2704 N Dahlia St	0.00mi	3/2.0 (+1)	1,216 (0%)	0mo	$85,000	$70	95
608 W Date Palm Ave	0.07mi	3/2.0 (+1)	1,216 (0%)	11mo	$135,000	$111	83
1014 Primrose Dr	0.57mi	3/2.0 (+1)	1,216 (0%)	1mo	$81,000	$67	67

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.17×
• Total profit: $4,045
• Equity at exit: $12,674

10-year hold

• IRR: 10.9%
• Equity multiple: 1.73×
• Total profit: $17,330
• Equity at exit: $7,349

Cash invested: $23,800 (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 78577

• Home prices YoY: -8.1%
• Rents YoY: -0.2%
• Active inventory: 451
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$446
• Tax from tax record: −$153 /mo · $1,835/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $336

Break-even live

Break-even rent $803

Max offer price $85,000

Occupancy floor 68%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3402 Robin Pharr, TX	3.0	2.0	1428	$1,800	$1.26	14d	1	0.47mi
1308 W Platinum Dr Unit 3 Pharr, TX	3.0	2.0	1087	$1,300	$1.20	43d	1	0.52mi
1302 W Platinum Dr Unit 2 Pharr, TX	3.0	2.0	1087	$1,275	$1.17	14d	1	0.54mi
1302 W Platinum Dr Unit 1 Pharr, TX	3.0	2.0	1087	$1,275	$1.17	43d	1	0.54mi
2700 N Birch St Unit B Pharr, TX	3.0	1.5	895	$900	$1.01	23d	1	0.54mi
1400 Del Oro Ln Apt 10 Pharr, TX	2.0	1.0	750	$775	$1.03	43d	1	0.60mi
1402 W Platinum Dr Unit 4 Pharr, TX	3.0	2.0	1087	$1,350	$1.24	23d	1	0.60mi
1300 Humming Bird Ct Unit 9 Pharr, TX	2.0	2.5	1114	$1,250	$1.12	43d	1	0.63mi
1300 Humming Bird Ct Unit 10 Pharr, TX	2.0	2.5	1114	$1,250	$1.12	43d	1	0.63mi
1902 W Violet Dr #4 Pharr, TX	3.0	2.0	950	$1,350	$1.42	23d	1	0.64mi
1907 W Violet Dr Unit 2 Pharr, TX	2.0	2.0	940	$1,350	$1.44	43d	1	0.64mi
1907 W Violet Dr Unit 3 Pharr, TX	2.0	2.0	1140	$1,350	$1.18	23d	1	0.64mi
705 W Emerald Dr Unit B Pharr, TX	2.0	2.0	1000	$895	$0.90	43d	1	0.66mi
603 Emerald Dr Pharr, TX	3.0	2.0	1237	$1,550	$1.25	43d	1	0.69mi
807 W Emerald Dr Unit D Pharr, TX	2.0	2.0	850	$835	$0.98	43d	1	0.69mi
1701 W Sioux Rd Unit 12305 Pharr, TX	2.0	2.0	990	$1,250	$1.26	43d	1	0.70mi
1701 W Sioux Rd Unit 10302 Pharr, TX	1.0	1.0	760	$1,020	$1.34	23d	1	0.70mi
1701 W Sioux Rd Unit 1206 Pharr, TX	1.0	1.0	745	$999	$1.34	23d	1	0.70mi
1701 W Sioux Rd Unit 4204 Pharr, TX	3.0	2.0	1187	$1,499	$1.26	23d	1	0.70mi
1701 W Sioux Rd Unit 5305 Pharr, TX	2.0	2.0	990	$1,250	$1.26	23d	1	0.70mi
1701 W Sioux Rd Unit 4202 Pharr, TX	3.0	2.0	1187	$1,499	$1.26	43d	1	0.70mi
1500 W Heritage Dr #2 Pharr, TX	3.0	2.0	1140	$1,200	$1.05	43d	1	0.70mi
801 Sugar Garden Dr Unit 3 Pharr, TX	3.0	2.0	1040	$1,250	$1.20	14d	1	0.71mi
3802 N Robin Ave Unit 3 Pharr, TX	3.0	2.0	1150	$1,295	$1.13	43d	1	0.73mi
3800 N Robin Ave Unit 4 Pharr, TX	3.0	2.0	1050	$1,250	$1.19	43d	1	0.74mi
901 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1100	$1,200	$1.09	43d	1	0.74mi
802 Sugar Garden Ave Pharr, TX	3.0	2.0	1106	$1,195	$1.08	43d	1	0.75mi
900 Sugar Garden Ave Pharr, TX	3.0	2.0	1106	$1,195	$1.08	43d	1	0.76mi
902 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1106	$1,195	$1.08	43d	1	0.76mi
906 Sugar Garden Ave Pharr, TX	3.0	2.0	1106	$1,195	$1.08	43d	1	0.77mi
1105 Sugar Garden Ave Pharr, TX	3.0	2.0	1050	$1,250	$1.19	19d	1	0.79mi
1006 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1000	$1,250	$1.25	21d	1	0.80mi
1001 Sugar Garden Dr Unit 1 Pharr, TX	3.0	2.0	1000	$1,250	$1.25	43d	1	0.80mi
801 W Bronze Dr Pharr, TX	2.0	2.0	910	$825	$0.91	19d	1	0.80mi
1004 Sugar Garden Dr Unit 2 Pharr, TX	3.0	2.0	1000	$1,250	$1.25	43d	1	0.80mi
813 W Bronze Dr Unit 8134 Pharr, TX	2.0	2.0	891	$875	$0.98	23d	1	0.82mi
1321 E Camelia AVE #4 McAllen, TX	2.0	2.5	1283	$1,700	$1.33	43d	1	1.08mi
4008 Parkplace Ave Unit 1 Pharr, TX	3.0	2.0	1078	$1,800	$1.67	43d	1	1.08mi
4008 Parkplace Ave Unit 4 Pharr, TX	3.0	2.0	1078	$995	$0.92	43d	1	1.08mi
1320 E Camellia Ave Unit C McAllen, TX	2.0	2.5	1360	$1,300	$0.96	43d	1	1.08mi

Listing history 6 events

1. 2026-03-16
   status Pending
2. 2026-03-13
   historical Option
3. 2026-02-02
   price $85,000
4. 2025-12-17
   listed $90,000 Active
5. 2021-11-24
   listed $85,000 Active
6. 1999-08-06
   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: $1,835 · $153/mo
• Projected year-2 tax: $1,835 · $153/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 6/10 Major FEMA zone X (shaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,727
• − Mortgage interest: −$4,761
• − Property taxes: −$1,835
• − Insurance: −$425
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$2,473
• Taxable income: $2,877
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $3,336/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: Pharr-San Juan-Alamo ISD
• NCES district ID: 4834860
• Math proficiency: 18% ▼ -34.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $33,757
• Composite: 19.63/100
• National rank: #8744
• State rank: #740 of 826 in TX

Livability — Pharr

• Score: 72/100
• State rank: #245
• US rank: #5852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pharr, TX
• County: Hidalgo County · 623,128 people
• City population: 80,540
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 80,540
• Household income: $52,770
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 2161.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 45% White 5%
• Hispanic origin (detail): Mexican 92%
• Foreign-born: 29% · Canada
• Languages at home: 18% English-only · Spanish 81%

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: ▼ -23.00%
• Current HPI: 261.1606
• Rent YoY: ▼ -0.24%
• 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

6 events — show timeline

• 2026-03-16 Pending — MCALLENMLS
• 2026-03-13 Contingent — MCALLENMLS
• 2026-02-02 Price Changed $85,000 MCALLENMLS
• 2025-12-17 Listed $90,000 MCALLENMLS
• 2021-11-24 Listed $85,000 MCALLENMLS
• 1999-08-06 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,835 · +9.8% YoY. Source: county tax records.