9401 N 10th St Unit 3-15 · McAllen, TX 78504

$64,500

3 bd · 1.0 ba · 840 sqft · Manufactured public records · 171 Days on market

Built 1990 6,320 sqft lot $77/sqft · at area comps Est $67k · at est. $25/mo HOA · 2% of rent

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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 +9.3/15.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIXER UPPER/ INVESTOR OPPORTUNITY!!! 1 Bed 1 Bath Mobile home on a great sized lot located in the rapidly growing area of North McAllen! The property features a side carport and large storage shed in the rear. This property would be prefect for a Handyman or Investor & would make for a great flip, rental, & home with some TLC. Call today for more information!

Key facts

• Side carport
• Great sized lot
• Large storage shed

Tags

• GREAT SIZED LOT
• SIDE CARPORT
• LARGE STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 3.7% in McAllen — 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 76/100 on livability (#119 in TX, #3,771 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Edinburg CISD (urban): math 20% / reading 34% proficiency, ranked #699 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 888 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $446 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($57k) 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 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.06% ✓
• Cap rate: 16.43%
• Cash-on-cash: 36.21%
• DSCR: 2.61
• GRM: 4.0

CMA / ARV

• ARV (median comp): $67,195
• List price: $64,500
• Delta: -4.01%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 2.31×
• Total profit: $23,742
• Equity at exit: $9,617

10-year hold

• IRR: 38.4%
• Equity multiple: 4.50×
• Total profit: $63,269
• Equity at exit: $5,577

Cash invested: $18,060 (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 78504

• Home prices YoY: -29.4%
• Rents YoY: 2.6%
• Active inventory: 888
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$338
• Tax from tax record: −$116 /mo · $1,391/yr
• Insurance: −$27
• HOA: −$25
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $545

Break-even live

Break-even rent $641

Max offer price $64,500

Occupancy floor 54%

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5813 Northwestern Ave Unit 2 McAllen, TX	3.0	2.0	1000	$1,400	$1.40	43d	1	0.76mi
2901 W Highway 107 Unit 743 McAllen, TX	2.0	1.0	624	$775	$1.24	43d	1	0.76mi
11502 N 24th Ln McAllen, TX	2.0	2.0	1025	$1,200	$1.17	43d	1	0.91mi
11502 N 24th Ln Apt 1 McAllen, TX	2.0	2.0	1050	$1,195	$1.14	43d	1	0.91mi
11507 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	918	$1,195	$1.30	43d	1	0.94mi
11403 N 24th Ln Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	43d	1	0.94mi
11403 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	917	$1,200	$1.31	43d	1	0.94mi
11507 N 24th Ln Unit 3 McAllen, TX	3.0	2.0	1080	$1,300	$1.20	43d	1	0.94mi
716 S Dfw Dr Edinburg, TX	2.0	2.0	1050	$850	$0.81	19d	1	0.98mi
710 S Dfw Dr Edinburg, TX	2.0	2.0	1050	$850	$0.81	43d	1	0.99mi
11403 N 24th St McAllen, TX	2.0	2.0	917	$1,200	$1.31	43d	1	1.05mi
11403 N 24th St Unit 2 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	43d	1	1.05mi
530 State Highway 336 Edinburg, TX	2.0	2.0	992	$1,700	$1.71	43d	1	1.09mi
604 S Logan Dr Unit 1 Edinburg, TX	2.0	2.0	898	$800	$0.89	43d	1	1.09mi
11309 N 25th St Unit 2 McAllen, TX	3.0	2.0	1001	$1,300	$1.30	43d	1	1.11mi
11304 N 25th St Unit 4 McAllen, TX	3.0	2.0	1050	$1,350	$1.29	43d	1	1.11mi
11400 N 25th St Unit 4 McAllen, TX	3.0	2.0	1001	$1,350	$1.35	43d	1	1.11mi
11309 N 25th St Unit 3 McAllen, TX	3.0	2.0	1001	$1,350	$1.35	43d	1	1.11mi
11308 N 25th St Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	43d	1	1.11mi
11400 N 25th St Unit 2 McAllen, TX	3.0	2.0	1001	$1,300	$1.30	43d	1	1.11mi
11501 N 25th St Unit 1 McAllen, TX	2.0	2.0	896	$1,250	$1.40	43d	1	1.11mi
11308 N 25th St Unit 2 McAllen, TX	2.0	2.0	917	$1,200	$1.31	43d	1	1.11mi
11500 N 25th St Unit 1 McAllen, TX	2.0	2.0	891	$1,200	$1.35	43d	1	1.11mi
11412 N 25th St McAllen, TX	3.0	2.0	1109	$1,350	$1.22	23d	1	1.11mi
11405 N 25th St Unit 1 McAllen, TX	3.0	2.0	1001	$1,300	$1.30	14d	1	1.11mi
530 S State Highway 336 Unit 39B Edinburg, TX	2.0	2.0	992	$1,700	$1.71	21d	1	1.13mi
11412 N 25th Ln Unit 1 McAllen, TX	2.0	2.0	891	$1,200	$1.35	43d	1	1.14mi
11412 N 25th Ln Unit 3 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	43d	1	1.14mi
3708 Whitewing Ave Unit 3 Edinburg, TX	3.0	2.0	985	$1,050	$1.07	14d	1	1.19mi
3151 Regal Dr Unit B Edinburg, TX	2.0	2.0	988	$1,195	$1.21	43d	1	1.21mi
3151 Regal Dr Apt A Edinburg, TX	2.0	2.0	988	$875	$0.89	43d	1	1.21mi
3713 Whitewing Ave Unit 2 Edinburg, TX	2.0	2.0	975	$800	$0.82	23d	1	1.21mi
3713 Whitewing Ave Unit 4 Edinburg, TX	2.0	2.0	980	$850	$0.87	23d	1	1.21mi
506 Peabody Ave Unit 4 Edinburg, TX	2.0	2.0	990	$895	$0.90	43d	1	1.22mi
511 Downing Ave Unit 1 Edinburg, TX	3.0	2.0	1050	$1,195	$1.14	14d	1	1.25mi
414 Peabody Ave Apt 2 Edinburg, TX	2.0	2.0	990	$895	$0.90	23d	1	1.26mi
415 Teague Ave Unit 4 Edinburg, TX	2.0	2.0	990	$895	$0.90	43d	1	1.27mi
420 Teague Ave Unit 4 Edinburg, TX	2.0	2.0	900	$950	$1.06	43d	1	1.28mi
508 Downing Ave Apt 1 Edinburg, TX	3.0	2.0	1050	$1,125	$1.07	43d	1	1.28mi
3036 Regal Dr Apt A Edinburg, TX	2.0	2.0	680	$950	$1.40	43d	1	1.29mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 16 events

1. 2026-06-18
   days on market $64,500 Active 171 DOM
2. 2026-06-17
   days on market $64,500 Active 170 DOM
3. 2026-06-16
   days on market $64,500 Active 169 DOM
4. 2026-06-15
   days on market $64,500 Active 168 DOM
5. 2026-06-14
   days on market $64,500 Active 166 DOM
6. 2026-06-13
   days on market $64,500 Active 165 DOM
7. 2026-06-10
   days on market $64,500 Active 163 DOM
8. 2026-06-09
   days on market $64,500 Active 162 DOM
9. 2026-06-08
   days on market $64,500 Active 161 DOM
10. 2026-06-07
    days on market $64,500 Active 160 DOM
11. 2026-06-03
    days on market $64,500 Active 156 DOM
12. 2026-06-02
    days on market $64,500 Active 155 DOM
13. 2026-06-01
    days on market $64,500 Active 154 DOM
14. 2026-05-31
    days on market $64,500 Active 153 DOM
15. 2026-05-31
    days on market $64,500 Active 152 DOM
16. 2025-12-29
    listed $70,000 Active 369-char remark

    Show marketing remark (369 chars)

    FIXER UPPER/ INVESTOR OPPORTUNITY!!! 1 Bed 1 Bath Mobile home on a great sized lot located in the rapidly growing area of North McAllen! The property features a side carport and large storage shed in the rear. This property would be prefect for a Handyman or Investor & would make for a great flip, rental, & home with some TLC. Call today for more information!

ⓘ 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: $1,391 · $116/mo
• Projected year-2 tax: $1,391 · $116/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 5 d/yr ≥111°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,964
• − Mortgage interest: −$3,613
• − Property taxes: −$1,391
• − Insurance: −$322
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − HOA: −$300
• − Depreciation: −$1,876
• Taxable income: $5,908
• Est. tax owed @ 24.0%: −$1,418
• After-tax cash flow: $5,122/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: Edinburg CISD
• NCES district ID: 4818180
• Math proficiency: 20% ▼ -34.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $36,985
• Composite: 22.42/100
• National rank: #8114
• State rank: #699 of 826 in TX

Livability — McAllen

• Score: 76/100
• State rank: #119
• US rank: #3771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McAllen, TX
• County: Hidalgo County · 623,128 people
• City population: 144,650
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 63,094
• Household income: $81,905
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1468.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 39% White 11% Asian 5%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 24% · Canada, South Korea, Vietnam
• Languages at home: 34% English-only · Spanish 62% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -80.87%
• Current HPI: 194.1764
• Rent YoY: ▲ 2.57%
• 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

1 event — show timeline

• 2025-12-29 Listed $70,000 MCALLENMLS

Property tax history

+4.8%/yr

Latest (2025): $1,391 · +9.4% YoY. Source: county tax records.