736 Augusta Dr · Pharr, TX 78577

$72,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 114 Days on market

Manufactured home Built 2021 Fair condition 3,223 sqft lot $92/sqft · 42% below area $40/mo HOA · 5% of rent ↓ 4% since listing

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Why this score? — see what drove the D+ 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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.1/10.0
• Livability +3.6/5.0
• Appreciation +2.5/10.0
• Rent growth +2.4/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -4.0

Listing remarks

Great Location – Incredible Opportunity! Located just a short distance from shopping, schools, this property in South Plantation offers an incredible opportunity for your next home or investment. Nestled in a quiet neighborhood, this 2-bedroom, 1-bath this well-maintained mobile home features a spacious layout designed for both comfort and versatility. Situated on a desirable cul-de-sac lot, the property also offers access to beautiful green areas and walking trails—perfect for relaxing or staying active. Enjoy the added security and exclusivity of a gated entrance, making this home an ideal choice for those seeking both convenience and peace of mind.

Key facts

• Cul-de-sac lot
• Great location
• Gated entrance

Tags

• GREAT LOCATION
• QUIET NEIGHBORHOOD
• CUL-DE-SAC LOT
• BEAUTIFUL GREEN AREAS
• WALKING TRAILS
• GATED ENTRANCE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $72k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $68 ($813/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($729 rent vs $72k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.8% 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: Kelly-Pharr El (math 21% / reading 27%, grade F, #3,221 of 4,322 statewide, top 75%, 671 students, 91% FRL); Jaime Escalante Middle (math 6% / reading 21%, grade F, #1,602 of 1,662 statewide, top 97%, 566 students, 99% FRL); Psja Southwest Early College H S (math 18% / reading 37%, grade F, #1,183 of 1,632 statewide, top 73%, 1,692 students, 98% FRL) — zoned schools average 96% FRL vs 72% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 541 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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).
• This rent is only 17% of the median local income ($53k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 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.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,520 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.01% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

• ARV (median comp): $181,982
• List price: $72,000
• Delta: -60.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 W Falcon Ave	2.16mi	2/1.0	778 (-1%)	2mo	$90,000	$116	62
814 W Sabatini Ave	2.23mi	2/1.0	968 (+24%)	12mo	$165,000	$170	30
5801 S Azul Ln	2.20mi	3/1.0 (+1)	895 (+14%)	12mo	$149,900	$167	27
2900 Ashley Dr #202	0.72mi	2/2.0	1,001 (+28%)	14mo	$139,000	$139	26
2900 Ashley Dr #504	0.72mi	2/2.0	1,001 (+28%)	16mo	$89,000	$89	24
126 Columbine	1.48mi	1/1.0 (-1)	560 (-29%)	13mo	$35,000	$63	24
510 W Eagle Ave	2.20mi	2/1.0	890 (+14%)	23mo	$145,000	$163	24
113 W Dove Ave	2.19mi	3/1.0 (+1)	912 (+16%)	14mo	$165,000	$181	23
306 E 14 1/2 St	1.77mi	3/1.0 (+1)	960 (+22%)	17mo	$155,000	$161	21
2900 Ashley Dr #502	0.72mi	2/2.0	1,001 (+28%)	22mo	$110,000	$110	19
917 Shufford St	1.90mi	1/1.0 (-1)	576 (-26%)	25mo	$50,000	$87	15
119 W Daffodil Ave	1.86mi	3/2.0 (+1)	925 (+18%)	20mo	$129,950	$140	14

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: -13.5%
• Equity multiple: 0.53×
• Total profit: $-9,471
• Equity at exit: $10,735

10-year hold

• IRR: -10.3%
• Equity multiple: 0.46×
• Total profit: $-10,878
• Equity at exit: $6,225

Cash invested: $20,160 (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: 541
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $729 high
• Mortgage (P&I): −$378
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$30
• HOA: −$40
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$153
• Net cashflow: $68

Break-even live

Break-even rent $644

Max offer price $72,000

Occupancy floor 86%

Sensitivity live

Price	-10% $109	-5% $88	+0% $68	+5% $47	+10% $27
Rent	-10% $10	-5% $39	+0% $68	+5% $97	+10% $125
Rate	-1.0pp $104	-0.5pp $86	base $68	+0.5pp $49	+1.0pp $30

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: $18,000
• Closing costs: $2,160
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1504 E Quail St Pharr, TX	3.0	2.0	1100	$995	$0.90	93d	1	0.68mi
1604 E Quail St Pharr, TX	2.0	2.0	956	$825	$0.86	15d	1	0.68mi
1304 E Quail St Unit D Pharr, TX	3.0	2.0	1065	$825	$0.77	68d	1	0.69mi
1300 E Quail St Pharr, TX	3.0	2.0	1100	$995	$0.90	72d	1	0.70mi
1806 S Linden St Pharr, TX	3.0	2.0	1100	$995	$0.90	93d	1	0.70mi
1807 S Linden St Unit A Pharr, TX	2.0	2.0	960	$900	$0.94	93d	1	0.71mi
1806 S Ironwood St Pharr, TX	2.0	2.5	910	$850	$0.93	93d	1	0.71mi
1806 S Ironwood St Apt D Pharr, TX	2.0	2.0	910	$850	$0.93	93d	1	0.71mi
2900 Ashley Dr #503 Pharr, TX	2.0	2.0	1114	$1,100	$0.99	15d	1	0.72mi
2900 Ashley Dr #401 Pharr, TX	2.0	2.0	1001	$975	$0.97	93d	1	0.72mi
1802 S Kumquat St Unit B Pharr, TX	2.0	2.0	910	$850	$0.93	93d	1	0.73mi
1802 S Kumquat St Unit B Pharr, TX	2.0	2.0	910	$850	$0.93	70d	1	0.73mi
1803 S Ironwood St Unit 4 Pharr, TX	2.0	2.0	925	$850	$0.92	15d	1	0.74mi
1803 S Horse St Unit 2 Pharr, TX	2.0	2.0	972	$825	$0.85	72d	1	0.74mi
101 E Tropic Star Dr Unit 1 Pharr, TX	1.0	1.0	717	$950	$1.32	72d	1	1.32mi

Property features AI

Finance

• HOA & community: Association: Plantation HomeownersMonthly association fee of $40POA mandatory with $50 transfer feeGated community with golf, pool, and sidewalks

Exterior

• Parking: No garage or carportNo covered parkingNo total parking spaces
• Security: Smoke detector(s)
• Utilities: Public waterCity sewerElectric service
• Home design: Seller-measured living area
• Construction: Vinyl sidingPillar/post/pier foundation
• Exterior features: Composition shingle roofMature treesPaved road accessPrivate lot ownershipHas pool (other features)

Interior

• Kitchen: DishwasherMicrowaveRefrigeratorStove/RangeElectric water heater
• Bedrooms: Living area(s): 1
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central cooling (electric)Thermostat (energy efficient)
• Interior features: Laminate countertopsNo window coveringsLaminate flooring
• Laundry & utility: Laundry area with washer/dryer connection

HOA detail $40/mo · $480/yr

• Likely covers: security

Listing history 50 events

1. 2026-08-08
   days on market $72,000 Active 114 DOM
2. 2026-08-07
   days on market $72,000 Active 113 DOM
3. 2026-08-06
   days on market $72,000 Active 112 DOM
4. 2026-08-05
   days on market $72,000 Active 111 DOM
5. 2026-08-04
   days on market $72,000 Active 110 DOM
6. 2026-08-03
   days on market $72,000 Active 109 DOM
7. 2026-07-31
   days on market $72,000 Active 106 DOM
8. 2026-07-29
   days on market $72,000 Active 104 DOM
9. 2026-07-27
   days on market $72,000 Active 102 DOM
10. 2026-07-25
    days on market $72,000 Active 100 DOM
11. 2026-07-23
    days on market $72,000 Active 98 DOM
12. 2026-07-22
    days on market $72,000 Active 97 DOM
13. 2026-07-21
    days on market $72,000 Active 96 DOM
14. 2026-07-18
    days on market $72,000 Active 93 DOM
15. 2026-07-16
    pricedays on market $72,000 Active 91 DOM
16. 2026-07-16
    days on market $79,000 Active 90 DOM
17. 2026-07-14
    days on market $79,000 Active 89 DOM
18. 2026-07-14
    days on market $79,000 Active 88 DOM
19. 2026-07-12
    days on market $79,000 Active 87 DOM
20. 2026-07-11
    days on market $79,000 Active 86 DOM
21. 2026-07-10
    days on market $79,000 Active 85 DOM
22. 2026-07-09
    days on market $79,000 Active 84 DOM
23. 2026-07-07
    days on market $79,000 Active 82 DOM
24. 2026-07-06
    days on market $79,000 Active 81 DOM
25. 2026-07-05
    days on market $79,000 Active 80 DOM
26. 2026-07-04
    days on market $79,000 Active 79 DOM
27. 2026-07-03
    days on market $79,000 Active 78 DOM
28. 2026-07-02
    days on market $79,000 Active 77 DOM
29. 2026-07-01
    days on market $79,000 Active 76 DOM
30. 2026-06-30
    days on market $79,000 Active 75 DOM
31. 2026-06-29
    days on market $79,000 Active 74 DOM
32. 2026-06-28
    days on market $79,000 Active 73 DOM
33. 2026-06-28
    days on market $79,000 Active 72 DOM
34. 2026-06-27
    days on market $79,000 Active 71 DOM
35. 2026-06-25
    days on market $79,000 Active 69 DOM
36. 2026-06-23
    days on market $79,000 Active 67 DOM
37. 2026-06-22
    days on market $79,000 Active 66 DOM
38. 2026-06-18
    days on market $79,000 Active 63 DOM
39. 2026-06-17
    days on market $79,000 Active 62 DOM
40. 2026-06-16
    days on market $79,000 Active 61 DOM
41. 2026-06-15
    days on market $79,000 Active 60 DOM
42. 2026-06-14
    days on market $79,000 Active 58 DOM
43. 2026-06-13
    days on market $79,000 Active 57 DOM
44. 2026-06-10
    days on market $79,000 Active 55 DOM
45. 2026-06-09
    days on market $79,000 Active 54 DOM
46. 2026-06-08
    days on market $79,000 Active 53 DOM
47. 2026-06-07
    days on market $79,000 Active 52 DOM
48. 2026-06-03
    days on market $79,000 Active 48 DOM
49. 2026-06-02
    days on market $79,000 Active 47 DOM
50. 2026-06-01
    days on market $79,000 Active 46 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: $730 · $61/mo
• Projected year-2 tax: $1,318 · $110/mo
• Expected delta: +$588/yr (+$49/mo · 80.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 18 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: $8,751
• − Mortgage interest: −$4,033
• − Property taxes: −$730
• − Insurance: −$360
• − Repairs & maintenance: −$700
• − Management: −$700
• − HOA: −$480
• − Depreciation: −$2,095
• Taxable loss: −$346
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $896/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 · 8 photos

Fair 45/100 Moderate rehab Est. rehab $19,600–$35,280 screening

This mobile home requires moderate repairs and maintenance, particularly to the exterior and landscaping, to improve its condition and value.

Repairs flagged

• Major Exterior siding — Weathered and in need of repair.
• Major Landscaping — Overgrown and unkempt, detracting from curb appeal.

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and property value. ↑
• Rental HVAC maintenance — Improves comfort and tenant satisfaction. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 22/100

Zoned Schools

Elementary Kelly-Pharr El F TX #3,221/4,322 Nat'l #31,434/41,679 Middle Jaime Escalante Middle F TX #1,602/1,662 Nat'l #12,913/14,009 High Psja Southwest Early College H S F TX #1,183/1,632 Nat'l #11,797/17,239

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

B Composite livability gradescore 72/100

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 · 955,232 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: 6% 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 (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%

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

Property features AI

Finance

• HOA & community: Association: Plantation HomeownersMonthly association fee of $40POA mandatory with $50 transfer feeGated community with golf, pool, and sidewalks

Exterior

• Parking: No garage or carportNo covered parkingNo total parking spaces
• Security: Smoke detector(s)
• Utilities: Public waterCity sewerElectric service
• Home design: Seller-measured living area
• Construction: Vinyl sidingPillar/post/pier foundation
• Exterior features: Composition shingle roofMature treesPaved road accessPrivate lot ownershipHas pool (other features)

Interior

• Kitchen: DishwasherMicrowaveRefrigeratorStove/RangeElectric water heater
• Bedrooms: Living area(s): 1
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central cooling (electric)Thermostat (energy efficient)
• Interior features: Laminate countertopsNo window coveringsLaminate flooring
• Laundry & utility: Laundry area with washer/dryer connection

Price history

-3.7% since first listed

2 events — show timeline

• 2026-04-28 Price Changed $79,000 MCALLENMLS
• 2026-04-15 Listed $82,000 MCALLENMLS

Property tax history

+20.3%/yr

Latest (2025): $730 · -15.1% YoY. Source: county tax records.