12 London Ave · Palmview, TX 78572

$45,000

3 bd · 1.0 ba · 424 sqft · Manufactured public records · 141 Days on market

Built 1995 2,029 sqft lot $106/sqft · 35% below area Est $70k · 35% under $27/mo HOA · 2% of rent ↓ 10% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready home! Check out this fully furnished recently remodeled property. It is located on the Lamplighter 55+ community in Palmview Texas, it offers 1 bedroom 1 bath sitting on a good size lot with a large attached carport connecting to a workshop-storage room. Don't let this very affordable move in ready property slip by your hands and make it yours today.

Key facts

• Recently remodeled
• 2,029 sq ft lot
• Parking

Tags

• RECENTLY REMODELED
• LARGE ATTACHED CARPORT
• WORKSHOP-STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.4% vs local median 4.2% in Palmview — 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 57/100 on livability (#1,267 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D, schools F, amenities F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 852 active listings in the ZIP; 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 $311 of loan paydown is wiped out by about $1k 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 + 0.9% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is D 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?
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: 2.57% ✓
• Cap rate: 22.38%
• Cash-on-cash: 57.46%
• DSCR: 3.56
• GRM: 3.2

CMA / ARV

• ARV (median comp): $69,500
• List price: $45,000
• Delta: -35.25%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Lantern Ave	0.06mi	2/1.0 (-1)	432 (+2%)	23mo	$35,500	$82	70

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 · 0.93% rent growth · sell at horizon

5-year hold

• IRR: 53.6%
• Equity multiple: 3.28×
• Total profit: $28,788
• Equity at exit: $6,710

10-year hold

• IRR: 58.0%
• Equity multiple: 6.18×
• Total profit: $65,322
• Equity at exit: $3,891

Cash invested: $12,600 (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 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$19
• HOA: −$27
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $603

Break-even live

Break-even rent $393

Max offer price $45,000

Occupancy floor 43%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 21 events

1. 2026-06-18
   days on market $45,000 Active 141 DOM
2. 2026-06-17
   days on market $45,000 Active 140 DOM
3. 2026-06-16
   days on market $45,000 Active 139 DOM
4. 2026-06-15
   days on market $45,000 Active 138 DOM
5. 2026-06-14
   days on market $45,000 Active 136 DOM
6. 2026-06-13
   days on market $45,000 Active 135 DOM
7. 2026-06-10
   days on market $45,000 Active 133 DOM
8. 2026-06-09
   days on market $45,000 Active 132 DOM
9. 2026-06-08
   days on market $45,000 Active 131 DOM
10. 2026-06-07
    days on market $45,000 Active 130 DOM
11. 2026-06-05
    days on market $45,000 Active 127 DOM
12. 2026-06-03
    days on market $45,000 Active 126 DOM
13. 2026-06-02
    days on market $45,000 Active 125 DOM
14. 2026-06-01
    days on market $45,000 Active 124 DOM
15. 2026-05-31
    days on market $45,000 Active 123 DOM
16. 2026-05-31
    days on market $45,000 Active 122 DOM
17. 2026-05-17
    price $45,000 366-char remark

    Show marketing remark (366 chars)

    Move in ready home! Check out this fully furnished recently remodeled property. It is located on the Lamplighter 55+ community in Palmview Texas, it offers 1 bedroom 1 bath sitting on a good size lot with a large attached carport connecting to a workshop-storage room. Don't let this very affordable move in ready property slip by your hands and make it yours today.

18. 2026-01-23
    listed $50,000 Active 366-char remark

    Show marketing remark (366 chars)

    Move in ready home! Check out this fully furnished recently remodeled property. It is located on the Lamplighter 55+ community in Palmview Texas, it offers 1 bedroom 1 bath sitting on a good size lot with a large attached carport connecting to a workshop-storage room. Don't let this very affordable move in ready property slip by your hands and make it yours today.

19. 2009-02-03
    soldstatus
20. 2007-02-13
    soldstatus
21. 2001-12-07
    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: $345 · $29/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$478/yr (+$40/mo · 138.4%)

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

Taxation est. · year 1

• Rental income: $13,881
• − Mortgage interest: −$2,521
• − Property taxes: −$345
• − Insurance: −$225
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − HOA: −$324
• − Depreciation: −$1,309
• Taxable income: $6,935
• Est. tax owed @ 24.0%: −$1,664
• After-tax cash flow: $5,575/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: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — Palmview

• Score: 57/100
• State rank: #1267
• US rank: #22043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmview, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 78,024
• Household income: $54,298
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1714.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 47% White 12% Asian 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Slovak 1% Portuguese 0%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 22% 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: ▼ -62.35%
• Current HPI: 209.3573
• Rent YoY: ▲ 0.93%
• 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

-10.0% since first listed

5 events — show timeline

• 2026-05-17 Price Changed $45,000 MCALLENMLS
• 2026-01-23 Listed $50,000 MCALLENMLS
• 2009-02-03 Sold (Public Records) — Public Records
• 2007-02-13 Sold (Public Records) — Public Records
• 2001-12-07 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $345 · +18.4% YoY. Source: county tax records.