317 Magnolia St · Pharr, TX 78577

$99,000

3 bd · 2.0 ba · 1,526 sqft · Manufactured · 245 Days on market

Built 1991 Average condition 4,999 sqft lot $88/mo HOA · 6% of rent ↓ 27% 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2 bath mobile home with lots of extras. The primary bedroom is very spacious with a side entrance to outside from the small foyer in front of the bedroom. Lots of light throughout the mobile. The second bathroom is conveniently located on the other side of the mobile. The living and dining area are spacious, with a nice sized breakfast bar to enjoy meals. The ac was just installed in February 2025 and is under warranty. For extra cooling, there is a mini split in the living area. The garage/shed area has a golf cart that goes with the property. Enjoy all the amenities of the 55+ community.

Key facts

• Side entrance
• Golf cart
• Mini split

Tags

• SIDE ENTRANCE
• BREAKFAST BAR
• MINI SPLIT
• GOLF CART

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.4% 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: schools D, amenities F, commute 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.
• Market conditions: Rents soft (-0.2%/yr); 451 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 runs 32% 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 $684 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.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($87k) 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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 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?
6. 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.
7. 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.
8. 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: 1.42% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.51%
• DSCR: 1.65
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,276
• Equity at exit: $14,761

10-year hold

• IRR: 7.3%
• Equity multiple: 1.47×
• Total profit: $13,033
• Equity at exit: $8,560

Cash invested: $27,720 (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: 451
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$88
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $335

Break-even live

Break-even rent $977

Max offer price $99,000

Occupancy floor 71%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 E Evans Ave Pharr, TX	3.0	2.0	1093	$1,400	$1.28	43d	1	0.49mi
518 E Kelly Ave Pharr, TX	2.0	2.0	1482	$1,300	$0.88	43d	1	0.57mi
311 W 8th St San Juan, TX	3.0	2.0	1839	$1,390	$0.76	43d	1	0.61mi
810 S Athol St Pharr, TX	3.0	2.0	1088	$1,250	$1.15	43d	1	0.95mi
1305 James Cir Pharr, TX	3.0	2.0	1525	$1,550	$1.02	23d	1	1.01mi
1400 State Ave San Juan, TX	4.0	3.5	1750	$1,950	$1.11	19d	1	1.11mi
305 W Boone Ave Pharr, TX	3.0	1.0	1120	$1,300	$1.16	23d	1	1.20mi
305 W Boone Ave Pharr, TX	3.0	1.0	1120	$1,300	$1.16	14d	1	1.20mi
302 W Sam Houston Blvd Pharr, TX	3.0	2.0	2037	$2,100	$1.03	23d	1	1.20mi
1606 Kumquat Ave Pharr, TX	3.0	2.0	1476	$1,398	$0.95	43d	1	1.22mi
134 W Daffodil Ave Pharr, TX	3.0	2.0	1684	$1,500	$0.89	23d	1	1.30mi
1606 S Kumquat St Pharr, TX	3.0	2.0	1476	$1,350	$0.91	23d	1	1.35mi
204 E Gomez Dr San Juan, TX	3.0	1.5	1464	$1,650	$1.13	14d	1	1.35mi
1806 S Linden St Pharr, TX	3.0	2.0	1100	$995	$0.90	43d	1	1.40mi
1504 E Quail St Pharr, TX	3.0	2.0	1100	$995	$0.90	43d	1	1.42mi
1304 E Quail St Unit D Pharr, TX	3.0	2.0	1065	$825	$0.77	19d	1	1.43mi
1300 E Quail St Pharr, TX	3.0	2.0	1100	$995	$0.90	23d	1	1.43mi

HOA detail

• Monthly dues: $88 · $1,056/yr

Listing history 6 events

1. 2026-06-01
   days on market $99,000 Active 245 DOM
2. 2026-05-31
   days on market $99,000 Active 244 DOM
3. 2026-05-31
   days on market $99,000 Active 243 DOM
4. 2026-03-19
   price $99,000 616-char remark

   Show marketing remark (616 chars)

   Charming 3-bedroom, 2 bath mobile home with lots of extras. The primary bedroom is very spacious with a side entrance to outside from the small foyer in front of the bedroom. Lots of light throughout the mobile. The second bathroom is conveniently located on the other side of the mobile. The living and dining area are spacious, with a nice sized breakfast bar to enjoy meals. The ac was just installed in February 2025 and is under warranty. For extra cooling, there is a mini split in the living area. The garage/shed area has a golf cart that goes with the property. Enjoy all the amenities of the 55+ community.

5. 2026-01-15
   price $115,000 616-char remark

   Show marketing remark (616 chars)

   Charming 3-bedroom, 2 bath mobile home with lots of extras. The primary bedroom is very spacious with a side entrance to outside from the small foyer in front of the bedroom. Lots of light throughout the mobile. The second bathroom is conveniently located on the other side of the mobile. The living and dining area are spacious, with a nice sized breakfast bar to enjoy meals. The ac was just installed in February 2025 and is under warranty. For extra cooling, there is a mini split in the living area. The garage/shed area has a golf cart that goes with the property. Enjoy all the amenities of the 55+ community.

6. 2025-09-24
   listed $135,000 Active 616-char remark

   Show marketing remark (616 chars)

   Charming 3-bedroom, 2 bath mobile home with lots of extras. The primary bedroom is very spacious with a side entrance to outside from the small foyer in front of the bedroom. Lots of light throughout the mobile. The second bathroom is conveniently located on the other side of the mobile. The living and dining area are spacious, with a nice sized breakfast bar to enjoy meals. The ac was just installed in February 2025 and is under warranty. For extra cooling, there is a mini split in the living area. The garage/shed area has a golf cart that goes with the property. Enjoy all the amenities of the 55+ community.

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 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: $16,821
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − HOA: −$1,056
• − Depreciation: −$2,880
• Taxable income: $2,668
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $3,382/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 · 12 photos

Average 55/100 Cosmetic rehab

This mobile home has average condition with cosmetic updates needed to increase its value. The kitchen and bathrooms are the most in need of updates to boost both resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Moderate kitchen appliances — dated and in need of updating
• Moderate bathroom tile — dated and in need of updating

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen will increase both resale and rental value
• Both update bathroom fixtures and tile — modernizing the bathrooms will increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
kitchen appliances · dated and in need of updating	Moderate	$3,000–15,000
bathroom tile · dated and in need of updating	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen will increase both resale and rental value ↑
• Both update bathroom fixtures and tile — modernizing the bathrooms will increase both resale and rental value ↑

ⓘ 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: 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

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 · 623,128 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: 2161.0

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 (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%

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

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

-26.7% since first listed

3 events — show timeline

• 2026-03-19 Price Changed $99,000 MCALLENMLS
• 2026-01-15 Price Changed $115,000 MCALLENMLS
• 2025-09-24 Listed $135,000 MCALLENMLS