8926 Vista De Palmas Dr · Edinburg, TX 78539

$79,000

1 bd · 1.0 ba · 854 sqft · SingleFamily · 21 Days on market

Built 1990 Good condition 1.15 ac lot $93/sqft · 42% below area Est $137k · 42% under ↓ 14% 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.4/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to peaceful country living in Monte Alto! This well-maintained manufactured home sits on 1.15 acres, offering plenty of space, privacy, and endless possibilities. The home features 1 bedroom and 1 bathroom, making it perfect for a starter home, downsizing, or an investment opportunity. Enjoy the wide-open space for outdoor activities, future expansion, or even adding additional structures. The property has been well cared for and provides a quiet setting while still being conveniently located near surrounding cities like Edinburg and Elsa. Whether you're looking for a weekend retreat, rental property, or a place to call home with room to grow—this property delivers value and f

Key facts

• 1.15 acres
• Quiet setting
• Wide open space

Tags

• 1.15 ACRES
• WIDE OPEN SPACE
• QUIET SETTING
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No garage or carport (no covered parking); 0 total parking spaces
• Utilities: Public water; Septic tank sewer; Electric service (implied)
• Home design: Single-story structure
• Construction: Siding exterior; Pillar/post/pier foundation; Building area about 854
• Exterior features: Metal roof; Dirt road access; Public water

Interior

• Kitchen: Electric water heater; No conveying appliances
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling
• Interior features: Laminate flooring; Laminate and solid surface countertops; Window coverings; Includes maid quarters
• Laundry & utility: Dedicated laundry area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($966 rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.4% in Edinburg — 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 64/100 on livability (#784 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• Monte Alto ISD (rural): math 16% / reading 26% proficiency, ranked #777 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.5%/yr); 406 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent is only 17% of the median local income ($67k/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 $546 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 21 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.22% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $136,975
• List price: $79,000
• Delta: -41.67%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-1,794
• Equity at exit: $11,779

10-year hold

• IRR: 3.9%
• Equity multiple: 1.24×
• Total profit: $5,357
• Equity at exit: $6,830

Cash invested: $22,120 (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 78539

• Home prices YoY: -19.6%
• Rents YoY: -0.5%
• Active inventory: 406
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $217

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 73%

Sensitivity live

Price	-10% $272	-5% $244	+0% $217	+5% $190	+10% $162
Rent	-10% $141	-5% $179	+0% $217	+5% $255	+10% $293
Rate	-1.0pp $257	-0.5pp $237	base $217	+0.5pp $197	+1.0pp $176

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-15
   days on market $79,000 Active 21 DOM
2. 2026-06-15
   days on market $79,000 Active 20 DOM
3. 2026-06-13
   days on market $79,000 Active 19 DOM
4. 2026-06-12
   days on market $79,000 Active 18 DOM
5. 2026-06-10
   days on market $79,000 Active 15 DOM
6. 2026-06-08
   days on market $79,000 Active 14 DOM
7. 2026-06-08
   days on market $79,000 Active 13 DOM
8. 2026-06-05
   days on market $79,000 Active 11 DOM
9. 2026-06-03
   days on market $79,000 Active 9 DOM
10. 2026-06-02
    days on market $79,000 Active 8 DOM
11. 2026-06-01
    days on market $79,000 Active 7 DOM
12. 2026-05-31
    days on market $79,000 Active 6 DOM
13. 2026-04-22
    price $79,900 781-char remark
14. 2026-04-07
    price $85,000 781-char remark
15. 2026-03-24
    listed $92,000 Active 781-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $11,590
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$2,298
• Taxable income: $1,432
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $2,261/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 · 10 photos

Good 75/100 Cosmetic rehab

This well-maintained manufactured home offers a good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Both Replace air conditioning unit — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Both Replace air conditioning unit — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Monte Alto ISD
• NCES district ID: 4831230
• Math proficiency: 16% ▼ -27.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $36,135
• Composite: 17.38/100
• National rank: #9069
• State rank: #777 of 826 in TX

Livability — Edinburg

• Score: 64/100
• State rank: #784
• US rank: #14319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hidalgo County · 623,128 people
• City population: 178,279
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 37,168
• Household income: $66,967
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1525.0

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 45% White 10% Asian 4%
• Hispanic origin (detail): Mexican 77% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 32% English-only · Spanish 64% Tagalog/Filipino 2% Other Asian/Pacific 1%

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: ▼ -51.52%
• Current HPI: 211.4723
• Rent YoY: ▼ -0.52%
• 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

-14.1% since first listed

4 events — show timeline

• 2026-05-25 Listed $79,000 MCALLENMLS
• 2026-04-22 Price Changed $79,900 MCALLENMLS
• 2026-04-07 Price Changed $85,000 MCALLENMLS
• 2026-03-24 Listed $92,000 MCALLENMLS