424 Las Fuentes Dr · Alamo, TX 78516

$87,000

2 bd · 2.0 ba · 1,092 sqft · Manufactured · 89 Days on market

Built 1980 5,741 sqft lot $80/sqft · 25% above area Est $69k · 25% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean, cozy and move in ready mobile home in serene 55+ Community. Functional layout with some updates.

Key facts

• 5,741 sq ft lot
• 2 parking spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $82k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.7% in Alamo — 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 62/100 on livability (#916 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, schools D, crime F.
• Donna ISD (suburban): math 11% / reading 18% proficiency, ranked #821 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 350 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $601 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,780 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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. 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?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.83%
• DSCR: 1.75
• GRM: 6.5

CMA / ARV

• ARV (median comp): $69,398
• List price: $87,000
• Delta: 25.36%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 Las Flores Dr	0.10mi	2/2.0	1,174 (+8%)	6mo	$70,000	$60	78

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.31×
• Total profit: $7,634
• Equity at exit: $12,972

10-year hold

• IRR: 17.2%
• Equity multiple: 2.42×
• Total profit: $34,569
• Equity at exit: $7,522

Cash invested: $24,360 (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 78516

• Home prices YoY: -6.5%
• Active inventory: 350
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,114 high
• Mortgage (P&I): −$456
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $342

Break-even live

Break-even rent $681

Max offer price $87,000

Occupancy floor 64%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 San Antonio Cir Alamo, TX	3.0	2.0	1216	$1,600	$1.32	14d	1	0.89mi
312 E Crockett Ave Alamo, TX	2.0	1.0	700	$699	$1.00	44d	1	0.92mi
311 E Crockett Ave Unit 9 Alamo, TX	2.0	1.0	700	$900	$1.29	44d	1	1.08mi
311 E Crockett Ave Unit 21 Alamo, TX	2.0	1.0	700	$699	$1.00	44d	1	1.12mi
311 E Crockett Ave Apt 54 Alamo, TX	2.0	1.0	700	$699	$1.00	23d	1	1.12mi
837 S 13th St Alamo, TX	2.0	1.5	1104	$1,095	$0.99	14d	1	1.14mi
428 E Acacia Ave Unit 4 Alamo, TX	3.0	2.0	1040	$1,300	$1.25	23d	1	1.33mi
436 E Acacia Ave Alamo, TX	3.0	2.0	1130	$1,225	$1.08	14d	1	1.33mi
444 E Acacia Ave Unit 3 Alamo, TX	3.0	2.0	1107	$1,300	$1.17	23d	1	1.33mi
913 S 13th St Unit 1 Alamo, TX	2.0	2.0	1008	$1,050	$1.04	44d	1	1.41mi

Listing history 36 events

1. 2026-06-18
   days on market $87,000 Active 89 DOM
2. 2026-06-17
   days on market $87,000 Active 88 DOM
3. 2026-06-16
   days on market $87,000 Active 87 DOM
4. 2026-06-15
   days on market $87,000 Active 86 DOM
5. 2026-06-14
   days on market $87,000 Active 84 DOM
6. 2026-06-13
   days on market $87,000 Active 83 DOM
7. 2026-06-10
   days on market $87,000 Active 81 DOM
8. 2026-06-09
   days on market $87,000 Active 80 DOM
9. 2026-06-08
   days on market $87,000 Active 79 DOM
10. 2026-06-07
    days on market $87,000 Active 78 DOM
11. 2026-06-05
    days on market $87,000 Active 75 DOM
12. 2026-06-03
    days on market $87,000 Active 74 DOM
13. 2026-06-02
    days on market $87,000 Active 73 DOM
14. 2026-06-01
    days on market $87,000 Active 72 DOM
15. 2026-05-31
    days on market $87,000 Active 71 DOM
16. 2026-05-31
    days on market $87,000 Active 70 DOM
17. 2026-05-13
    price $87,000 103-char remark

    Show marketing remark (103 chars)

    Clean, cozy and move in ready mobile home in serene 55+ Community. Functional layout with some updates.

18. 2026-03-20
    listed $94,500 Active 103-char remark

    Show marketing remark (103 chars)

    Clean, cozy and move in ready mobile home in serene 55+ Community. Functional layout with some updates.

19. 2025-02-10
    soldstatus
20. 2019-04-30
    soldstatus
21. 2018-10-23
    historical Withdrawn
22. 2018-08-27
    price $37,900
23. 2018-06-05
    price $43,000
24. 2018-02-22
    price $41,500
25. 2018-02-20
    listed $43,000 Active
26. 2018-02-12
    historical
27. 2018-01-19
    status Active
28. 2018-01-17
    historical
29. 2017-09-14
    listed $43,000 Active
30. 2014-02-27
    soldstatus
31. 2014-02-13
    price $48,900
32. 2014-02-13
    historical
33. 2013-07-30
    listed $48,900
34. 2010-10-08
    soldstatus
35. 2008-04-01
    soldstatus
36. 1999-01-22
    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: $550 · $46/mo
• Projected year-2 tax: $1,592 · $133/mo
• Expected delta: +$1,042/yr (+$87/mo · 189.6%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $13,365
• − Mortgage interest: −$4,873
• − Property taxes: −$550
• − Insurance: −$435
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,531
• Taxable income: $2,837
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $3,418/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: Donna ISD
• NCES district ID: 4817390
• Math proficiency: 11% ▼ -30.00%
• Reading proficiency: 18% ▼ -13.00%
• Median HH income: $27,330
• Composite: 11.16/100
• National rank: #9728
• State rank: #821 of 826 in TX

Livability — Alamo

• Score: 62/100
• State rank: #916
• US rank: #16356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamo, TX
• County: Hidalgo County · 623,128 people
• City population: 34,370
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 34,370
• Household income: $53,229
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 476.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 40% White 10% Black 1%
• Hispanic origin (detail): Mexican 86%
• Foreign-born: 29% · Canada
• Languages at home: 24% 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: ▼ -15.56%
• Current HPI: 225.4438
• 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

+77.9% since first listed

20 events — show timeline

• 2026-05-13 Price Changed $87,000 MCALLENMLS
• 2026-03-20 Listed $94,500 MCALLENMLS
• 2025-02-10 Sold (Public Records) — Public Records
• 2019-04-30 Sold (Public Records) — Public Records
• 2018-10-23 Delisted — MCALLENMLS
• 2018-08-27 Price Changed $37,900 MCALLENMLS
• 2018-06-05 Price Changed $43,000 MCALLENMLS
• 2018-02-22 Price Changed $41,500 MCALLENMLS
• 2018-02-20 Listed $43,000 MCALLENMLS
• 2018-02-12 Delisted — MCALLENMLS
• 2018-01-19 Relisted — MCALLENMLS
• 2018-01-17 Delisted — MCALLENMLS
• 2017-09-14 Listed $43,000 MCALLENMLS
• 2014-02-27 Sold (MLS) — MCALLENMLS
• 2014-02-13 Delisted — MCALLENMLS
• 2014-02-13 Price Changed $48,900 MCALLENMLS
• 2013-07-30 Listed $48,900 MCALLENMLS
• 2010-10-08 Sold (Public Records) — Public Records
• 2008-04-01 Sold (Public Records) — Public Records
• 1999-01-22 Sold (Public Records) — Public Records

Property tax history

-2.6%/yr

Latest (2025): $550 · -40.0% YoY. Source: county tax records.