10432 La Media St · Muniz, TX 78537

$205,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 293 Days on market

Built 2023 0.50 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• DSCR +1.4/10.0
• Schools +1.1/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

Welcome to this 2023 mobile home featuring 3 spacious bedrooms and 2 full bathrooms, perfectly situated on just over half an acre in Donna, TX. Located right off W. Wisconsin Rd, this property offers the comfort of modern living with the privacy and space of a larger lot. With 1,264 sq ft of living space, open layout, and a convenient location near schools and city amenities, this home is an excellent opportunity for anyone looking for a move-in ready property in a growing community.

Key facts

• 0.5 acre lot
• Built 2023
• Listed 292 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (24.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (39.7% below list).
• Recommended offer: $124k (39.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 48/100 on livability (#1,534 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; 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: 325 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.

Recommended offer $123,558 (39.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 293 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.60% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.88%
• DSCR: 0.74
• GRM: 13.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.63×
• Total profit: $93,670
• Equity at exit: $184,680

10-year hold

• IRR: 18.4%
• Equity multiple: 6.05×
• Total profit: $289,760
• Equity at exit: $398,270

Cash invested: $57,400 (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 78537

• Home prices YoY: 5.8%
• Active inventory: 325
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-281

Break-even live

Break-even rent $1,591

Max offer price $155,354

Occupancy floor —

Sensitivity live

Price	-10% $-165	-5% $-223	+0% $-281	+5% $-339	+10% $-397
Rent	-10% $-379	-5% $-330	+0% $-281	+5% $-232	+10% $-183
Rate	-1.0pp $-178	-0.5pp $-229	base $-281	+0.5pp $-334	+1.0pp $-388

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $205,000 Active 293 DOM
2. 2026-06-18
   days on market $205,000 Active 290 DOM
3. 2026-06-17
   days on market $205,000 Active 289 DOM
4. 2026-06-16
   days on market $205,000 Active 288 DOM
5. 2026-06-15
   days on market $205,000 Active 287 DOM
6. 2026-06-14
   days on market $205,000 Active 285 DOM
7. 2026-06-13
   days on market $205,000 Active 284 DOM
8. 2026-06-10
   days on market $205,000 Active 282 DOM
9. 2026-06-09
   days on market $205,000 Active 281 DOM
10. 2026-06-08
    days on market $205,000 Active 280 DOM
11. 2026-06-07
    days on market $205,000 Active 279 DOM
12. 2026-06-05
    days on market $205,000 Active 276 DOM
13. 2026-06-03
    days on market $205,000 Active 275 DOM
14. 2026-06-02
    days on market $205,000 Active 274 DOM
15. 2026-06-01
    days on market $205,000 Active 273 DOM
16. 2026-05-31
    days on market $205,000 Active 272 DOM
17. 2026-05-31
    days on market $205,000 Active 271 DOM
18. 2025-09-01
    listed $205,000 Active 488-char remark

    Show marketing remark (488 chars)

    Welcome to this 2023 mobile home featuring 3 spacious bedrooms and 2 full bathrooms, perfectly situated on just over half an acre in Donna, TX. Located right off W. Wisconsin Rd, this property offers the comfort of modern living with the privacy and space of a larger lot. With 1,264 sq ft of living space, open layout, and a convenient location near schools and city amenities, this home is an excellent opportunity for anyone looking for a move-in ready property in a growing community.

ⓘ 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: $1,160 · $97/mo
• Projected year-2 tax: $3,752 · $313/mo
• Expected delta: +$2,591/yr (+$216/mo · 223.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,827
• − Mortgage interest: −$11,483
• − Property taxes: −$1,160
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$5,964
• Taxable loss: −$7,177
• Est. tax savings @ 24.0%: +$1,723
• After-tax cash flow: $-1,650/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 — Muniz

• Score: 48/100
• State rank: #1534
• US rank: #26137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 51,346

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 49% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 27% · Canada
• Languages at home: 15% English-only · Spanish 84%

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: ▲ 13.30%
• Current HPI: 243.3933
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2025-09-01 Listed $205,000 MCALLENMLS