1118 Esparanza St · South Alamo, TX 78516

$87,299

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 302 Days on market

Built 1997 9,761 sqft lot $56/sqft · 55% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST LISTED! Nestled on a generous 9,760 square foot lot in the charming town of Alamo, TX. Situated nearby Pharr and vibrant McAllen. Furthermore, the allure of South Padre Island is within easy driving distance, perfect for spontaneous beach retreats. Adding to its appeal, the proximity to McAllen International Airport ensures hassle-free travel. This property is being sold AS IS but has potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• 9,761 sq ft lot
• Built 1997
• Listed 302 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,320 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 36% of the median local income ($53k/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 $603 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

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 $76,823 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.85% ✓
• Cap rate: 15.48%
• Cash-on-cash: 32.80%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (median comp): $195,571
• List price: $87,299
• Delta: -55.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1043 La Costa Dr	0.46mi	2/2.0 (-1)	1,658 (+6%)	16mo	$95,500	$58	50

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: 27.9%
• Equity multiple: 2.16×
• Total profit: $28,435
• Equity at exit: $13,017

10-year hold

• IRR: 35.4%
• Equity multiple: 4.26×
• Total profit: $79,669
• Equity at exit: $7,548

Cash invested: $24,444 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,617 high
• Mortgage (P&I): −$458
• Tax from tax record: −$115 /mo · $1,379/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $668

Break-even live

Break-even rent $771

Max offer price $87,299

Occupancy floor 54%

Sensitivity live

Price	-10% $718	-5% $693	+0% $668	+5% $643	+10% $619
Rent	-10% $540	-5% $604	+0% $668	+5% $732	+10% $796
Rate	-1.0pp $712	-0.5pp $690	base $668	+0.5pp $646	+1.0pp $622

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: $21,825
• Closing costs: $2,619
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	15d	1	0.86mi
207 Fudge Alamo, TX	4.0	2.0	2246	$1,850	$0.82	15d	1	0.95mi
357 Pine Crk Alamo, TX	4.0	2.0	1580	$1,750	$1.11	15d	1	1.02mi
1339 Carlos Dr Alamo, TX	3.0	2.0	1959	$1,800	$0.92	44d	1	1.20mi
1003 Alta Vista Dr Alamo, TX	4.0	2.0	1144	$1,200	$1.05	24d	1	1.35mi

Listing history 19 events

1. 2026-06-18
   days on market $87,299 Active 302 DOM
2. 2026-06-17
   days on market $87,299 Active 301 DOM
3. 2026-06-16
   days on market $87,299 Active 300 DOM
4. 2026-06-15
   days on market $87,299 Active 299 DOM
5. 2026-06-14
   days on market $87,299 Active 297 DOM
6. 2026-06-13
   days on market $87,299 Active 296 DOM
7. 2026-06-10
   days on market $87,299 Active 294 DOM
8. 2026-06-09
   days on market $87,299 Active 293 DOM
9. 2026-06-08
   days on market $87,299 Active 292 DOM
10. 2026-06-07
    days on market $87,299 Active 291 DOM
11. 2026-06-05
    days on market $87,299 Active 288 DOM
12. 2026-06-03
    days on market $87,299 Active 287 DOM
13. 2026-06-02
    days on market $87,299 Active 286 DOM
14. 2026-06-01
    days on market $87,299 Active 285 DOM
15. 2026-05-31
    days on market $87,299 Active 284 DOM
16. 2026-05-31
    days on market $87,299 Active 283 DOM
17. 2025-08-20
    listed $87,299 Active 628-char remark

    Show marketing remark (628 chars)

    JUST LISTED! Nestled on a generous 9,760 square foot lot in the charming town of Alamo, TX. Situated nearby Pharr and vibrant McAllen. Furthermore, the allure of South Padre Island is within easy driving distance, perfect for spontaneous beach retreats. Adding to its appeal, the proximity to McAllen International Airport ensures hassle-free travel. This property is being sold AS IS but has potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

18. 2009-03-26
    soldstatus
19. 2007-06-28
    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: $1,379 · $115/mo
• Projected year-2 tax: $1,598 · $133/mo
• Expected delta: +$219/yr (+$18/mo · 15.9%)

ⓘ 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: $19,400
• − Mortgage interest: −$4,890
• − Property taxes: −$1,379
• − Insurance: −$436
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$2,540
• Taxable income: $7,052
• Est. tax owed @ 24.0%: −$1,692
• After-tax cash flow: $6,325/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 — South Alamo

• Score: 56/100
• State rank: #1320
• US rank: #22734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Alamo, TX
• County: Hidalgo County · 623,128 people
• 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

3 events — show timeline

• 2025-08-20 Listed $87,299 HARMLS
• 2009-03-26 Sold (Public Records) — Public Records
• 2007-06-28 Sold (Public Records) — Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,379 · -30.8% YoY. Source: county tax records.