1015 W Sam Houston Blvd · Pharr, TX 78577

$33,000

2 bd · 2.0 ba · 396 sqft · Manufactured public records · 37 Days on market

Built 1980 ↓ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting trailer home nestled within a serene 55 and older community park in Pharr, Texas. This beautiful residence offers a cozy and comfortable living space spanning 784 square feet, featuring 2 bedrooms and 1 bathroom. Located in Pharr, Texas, this home combines the tranquility of a retirement community with the convenience of nearby amenities and attractions. The community park setting provides a peaceful atmosphere, perfect for relaxation and enjoying leisurely walks amidst well-maintained surroundings. Inside, the home is designed to maximize comfort and functionality, with a layout that includes two bedrooms, ideal for accommodating guests or creating a personal office space. The bathroom is conveniently located for easy access from both bedrooms, enhancing privacy and convenience.

Key facts

• Covered port
• Foyer enclosed porch
• Fully furnished

Tags

• FULLY FURNISHED
• INDOOR WASHER AND DRYER
• FOYER ENCLOSED PORCH
• OUTDOOR STORAGE ROOMS
• COVERED PORT
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $33k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($932 rent vs $33k).
• Recommended offer: $32k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.8% 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; 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 $228 of loan paydown is wiped out by about $990 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 + 0.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,010 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.82% ✓
• Cap rate: 24.77%
• Cash-on-cash: 65.99%
• DSCR: 3.94
• GRM: 3.0

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: 61.8%
• Equity multiple: 3.63×
• Total profit: $24,301
• Equity at exit: $4,920

10-year hold

• IRR: 65.4%
• Equity multiple: 6.66×
• Total profit: $52,338
• Equity at exit: $2,853

Cash invested: $9,240 (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: 3.0×

Monthly cashflow live

• Estimated rent: $932 medium
• Mortgage (P&I): −$173
• Tax est. 1.5%: −$41 /mo · $495/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $508

Break-even live

Break-even rent $289

Max offer price $33,000

Occupancy floor 40%

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $33,000 Active 37 DOM
2. 2026-06-17
   days on market $33,000 Active 36 DOM
3. 2026-06-16
   days on market $33,000 Active 35 DOM
4. 2026-06-15
   days on market $33,000 Active 34 DOM
5. 2026-06-14
   days on market $33,000 Active 32 DOM
6. 2026-06-13
   days on market $33,000 Active 31 DOM
7. 2026-06-10
   days on market $33,000 Active 29 DOM
8. 2026-06-09
   days on market $33,000 Active 28 DOM
9. 2026-06-08
   days on market $33,000 Active 27 DOM
10. 2026-06-07
    days on market $33,000 Active 26 DOM
11. 2026-06-03
    days on market $33,000 Active 22 DOM
12. 2026-06-02
    days on market $33,000 Active 21 DOM
13. 2026-06-01
    days on market $33,000 Active 20 DOM
14. 2026-05-31
    days on market $33,000 Active 19 DOM
15. 2026-05-31
    days on market $33,000 Active 18 DOM
16. 2026-05-12
    listed $33,000 Active 910-char remark
17. 2024-12-22
    listed $68,500 Active
18. 2024-07-29
    soldstatus Sold

    Show marketing remark (815 chars)

    Welcome to this inviting trailer home nestled within a serene 55 and older community park in Pharr, Texas. This beautiful residence offers a cozy and comfortable living space spanning 784 square feet, featuring 2 bedrooms and 1 bathroom. Located in Pharr, Texas, this home combines the tranquility of a retirement community with the convenience of nearby amenities and attractions. The community park setting provides a peaceful atmosphere, perfect for relaxation and enjoying leisurely walks amidst well-maintained surroundings. Inside, the home is designed to maximize comfort and functionality, with a layout that includes two bedrooms, ideal for accommodating guests or creating a personal office space. The bathroom is conveniently located for easy access from both bedrooms, enhancing privacy and convenience.

19. 2024-07-22
    status Pending

    Show marketing remark (815 chars)

    Welcome to this inviting trailer home nestled within a serene 55 and older community park in Pharr, Texas. This beautiful residence offers a cozy and comfortable living space spanning 784 square feet, featuring 2 bedrooms and 1 bathroom. Located in Pharr, Texas, this home combines the tranquility of a retirement community with the convenience of nearby amenities and attractions. The community park setting provides a peaceful atmosphere, perfect for relaxation and enjoying leisurely walks amidst well-maintained surroundings. Inside, the home is designed to maximize comfort and functionality, with a layout that includes two bedrooms, ideal for accommodating guests or creating a personal office space. The bathroom is conveniently located for easy access from both bedrooms, enhancing privacy and convenience.

20. 2024-07-19
    listed $45,000 Active

    Show marketing remark (815 chars)

    Welcome to this inviting trailer home nestled within a serene 55 and older community park in Pharr, Texas. This beautiful residence offers a cozy and comfortable living space spanning 784 square feet, featuring 2 bedrooms and 1 bathroom. Located in Pharr, Texas, this home combines the tranquility of a retirement community with the convenience of nearby amenities and attractions. The community park setting provides a peaceful atmosphere, perfect for relaxation and enjoying leisurely walks amidst well-maintained surroundings. Inside, the home is designed to maximize comfort and functionality, with a layout that includes two bedrooms, ideal for accommodating guests or creating a personal office space. The bathroom is conveniently located for easy access from both bedrooms, enhancing privacy and convenience.

ⓘ 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 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 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: $11,183
• − Mortgage interest: −$1,849
• − Property taxes: −$495
• − Insurance: −$165
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$960
• Taxable income: $5,925
• Est. tax owed @ 24.0%: −$1,422
• After-tax cash flow: $4,676/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: 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

5 events — show timeline

• 2026-05-12 Listed $33,000 FSBO.com
• 2024-12-22 Listed $68,500 MCALLENMLS
• 2024-07-29 Sold (MLS) — MCALLENMLS
• 2024-07-22 Pending — MCALLENMLS
• 2024-07-19 Listed $45,000 MCALLENMLS