604 N Victoria Rd #7 · Donna, TX
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
Why this score? — see what drove the C- 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 +15.5/30.0
- ARV discount +15.0/15.0
- Appreciation +7.5/10.0
- DSCR +4.8/10.0
- 1% rule +4.2/10.0
- Condition / age +4.0/5.0
- Livability +2.7/5.0
- Rent growth +2.5/5.0
- Schools +1.7/10.0
- Manufactured-home adj. -4.6
$97,900
604 N Victoria Rd #7 · Donna, TX 78537
3 bd · 2.0 ba · 1,264 sqft · Manufactured
· 816 Days on market
Manufactured home
Built 2024
$77/sqft
· 24% below area
Est $129k · 24% under
↓ 38% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Satisfaction- 3/2 over 1300 sq ft. Amazing family house with 3 big bedrooms and 2 great bathrooms . Super energy efficient with upgraded energy star appliances, upgrade insulation, upgrade heat pump A/C and heater, ready wired for solar panels or a generator! We can also add granite counters at an unbelievable price. Price includes, delivery and set-up, caliche pad, vapor barrier, Central A/C and Heat, (2) 4x4 decks and upgrade vinyl skirting, plus our award winning in house service! MSRP- $129,900 Sale Price $92900!!
Key facts
- Built 2024
- Listed 815 days
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath manufactured listed at $98k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $39 ($465/yr) — positive.
- The deal already cash-flows at list — no discount required.
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (7.5% below list).
- Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
- Cap rate 6.8% vs local median 3.0% in Donna — 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 54/100 on livability (#1,411 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
- Donna ISD (suburban): math 11% / reading 18% proficiency, ranked #821 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
- Zoned schools: T Price El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 417 students, 97% FRL); W A Todd Middle (math 9% / reading 22%, grade F, #1,556 of 1,662 statewide, top 94%, 693 students, 92% FRL); Donna H S (math 16% / reading 21%, grade F, #1,436 of 1,632 statewide, top 88%, 2,095 students, 92% FRL) — zoned schools average 94% FRL vs 48% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: 432 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 81% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
Forward outlook
- In year one you build about $10k of equity ($677 loan paydown + $10k appreciation (10.0% local appreciation)).
- Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
- At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
- By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 816 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
Recommended offer
$86,152
(12.0% below list)
Questions for the listing agent
- It's been on market 816 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- Crime grade is F 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?
- 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.
- 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.
- 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
- 0.92% ✗
- Cap rate
- 6.77%
- Cash-on-cash
- 1.70%
- DSCR
- 1.08
- GRM
- 9.0
CMA / ARV
- ARV (median comp)
- $128,615
- List price
- $97,900
- Delta
- -23.88%
- Verdict
- UNDERPRICED
- Comps
- 1 within 2.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 2214 W Taft St | 1.24mi | 3/2.0 | 1,299 (+3%) | 3mo | $185,000 | $142 | 58 |
| 3098 Briggs Rd #1 | 1.21mi | 3/2.0 | 1,193 (-6%) | 3mo | $140,000 | $117 | 53 |
| 523 N 12th St | 1.25mi | 4/2.0 (+1) | 1,196 (-5%) | 2mo | $160,000 | $134 | 50 |
| 1706 Foxtail St | 1.20mi | 3/2.0 | 1,516 (+20%) | 0mo | $260,000 | $172 | 40 |
| 2020 W Adelita St | 1.23mi | 3/2.0 | 1,092 (-14%) | 4mo | $175,000 | $160 | 39 |
| 2401 Blue Sky Dr | 1.39mi | 3/2.0 | 1,550 (+23%) | 3mo | $271,000 | $175 | 38 |
| 612 S 21st St | 1.29mi | 2/2.5 (-1) | 1,128 (-11%) | 3mo | $189,900 | $168 | 38 |
| 1908 W Washington St | 1.36mi | 3/2.0 | 1,484 (+17%) | 3mo | $178,000 | $120 | 38 |
| 2614 Blue Jay St | 1.26mi | 3/2.0 | 1,535 (+21%) | 3mo | $269,900 | $176 | 37 |
| 3417 Kerps St | 1.18mi | 3/2.5 | 1,446 (+14%) | 2mo | $259,000 | $179 | 37 |
| 2105 Blue Sky Dr | 1.31mi | 3/2.5 | 1,576 (+25%) | 3mo | $269,500 | $171 | 35 |
| 212 S 26th St | 0.88mi | 2/1.0 (-1) | 1,416 (+12%) | 1mo | $138,000 | $97 | 35 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
10.0% appreciation · 3.0% rent growth · sell at horizon
5-year hold
- IRR
- 25.5%
- Equity multiple
- 3.04×
- Total profit
- $55,801
- Equity at exit
- $88,196
10-year hold
- IRR
- 22.5%
- Equity multiple
- 6.92×
- Total profit
- $162,410
- Equity at exit
- $190,198
Cash invested: $27,412 (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.
Active competition Active MLS
- For sale now
- 14 active
- Median asking
- $97,900 ($79/sqft)
- Median days on market
- 816 d
- This list price
- 50% of active listings are priced below it
- ARV vs active asking
- +29.0% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 78537
- Home prices YoY
- 5.8%
- Active inventory
- 432
- Price-to-rent
- 9.0×
Monthly cashflow live
↻
- Estimated rent
- $905 high interval (Pro) →
- Mortgage (P&I)
- −$513
- Tax est. 1.5%
- −$122 /mo · $1,468/yr
- Insurance
- −$41
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$190
- Net cashflow
- $39
Break-even live
Break-even rent
$856
Max offer price
$97,900
Occupancy floor
91%
Sensitivity live
| Price | -10% $106 | -5% $73 | +0% $39 | +5% $5 | +10% $-29 |
|---|---|---|---|---|---|
| Rent | -10% $-33 | -5% $3 | +0% $39 | +5% $75 | +10% $110 |
| Rate | -1.0pp $88 | -0.5pp $64 | base $39 | +0.5pp $13 | +1.0pp $-12 |
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
- $24,475
- Closing costs
- $2,937
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 21 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 2607 E North Ave Donna, TX | 1.0–3.0 | 1.0–2.0 | 1050 | $1,150 | $1.10 | 16d | 6 | 0.26mi |
| 602 N Victoria Rd Donna, TX | 3.0 | 2.0 | 1033 | $1,431 | $1.39 | 16d | 1 | 0.50mi |
| 2705 Woodpecker Rd Unit 2 Weslaco, TX | 2.0 | 2.0 | 1020 | $1,200 | $1.18 | 72d | 1 | 0.94mi |
| 3707 U.S. 83 Business Unit 333 Donna, TX | 3.0 | 2.0 | 960 | $899 | $0.94 | 93d | 1 | 0.96mi |
| 3707 U.S. 83 Business Unit 442 Donna, TX | 3.0 | 2.0 | 960 | $799 | $0.83 | 93d | 1 | 0.96mi |
| 3707 U.S. 83 Business Unit 464 Donna, TX | 3.0 | 2.0 | 960 | $799 | $0.83 | 16d | 1 | 0.96mi |
| 3707 U.S. 83 Business Unit 431 Donna, TX | 3.0 | 2.0 | 960 | $799 | $0.83 | 72d | 1 | 0.96mi |
| 2609 Woodpecker Rd Unit 1 Weslaco, TX | 2.0 | 2.0 | 1020 | $1,250 | $1.23 | 72d | 1 | 0.99mi |
| 2604 Woodpecker Rd Unit 2 Weslaco, TX | 2.0 | 2.0 | 1068 | $1,200 | $1.12 | 63d | 1 | 1.00mi |
| 2605 Woodpecker Rd Unit 4 Weslaco, TX | 3.0 | 2.0 | 1183 | $1,300 | $1.10 | 72d | 1 | 1.01mi |
| 503 Sparrow Rd Unit 1 Weslaco, TX | 2.0 | 2.0 | 1000 | $1,300 | $1.30 | 70d | 1 | 1.03mi |
| 2608 Mockingbird Rd Unit 4 Weslaco, TX | 3.0 | 2.0 | 1183 | $1,380 | $1.17 | 70d | 1 | 1.06mi |
| 2613 Mockingbird Rd Unit D Weslaco, TX | 2.0 | 2.0 | 973 | $1,200 | $1.23 | 93d | 1 | 1.06mi |
| 412 Sparrow Rd Unit 1 Weslaco, TX | 2.0 | 2.0 | 1020 | $1,250 | $1.23 | 72d | 1 | 1.07mi |
| 408 Sparrow Rd #4 Weslaco, TX | 3.0 | 2.0 | 1185 | $1,400 | $1.18 | 63d | 1 | 1.08mi |
| 700 Oriole Rd #2 Weslaco, TX | 2.0 | 2.0 | 1020 | $1,250 | $1.23 | 93d | 1 | 1.10mi |
| 2013 Canyon Dr Unit 4 Weslaco, TX | 3.0 | 2.0 | 1111 | $1,200 | $1.08 | 72d | 1 | 1.21mi |
| 2103 Taft St Unit 4 Weslaco, TX | 3.0 | 2.0 | 1111 | $1,095 | $0.99 | 93d | 1 | 1.21mi |
| 3099 Briggs Rd Weslaco, TX | 2.0 | 2.0 | 995 | $1,200 | $1.21 | 16d | 1 | 1.25mi |
| 3086 Briggs Rd Unit B Midway South, TX | 2.0 | 3.0 | 1050 | $1,300 | $1.24 | 72d | 1 | 1.25mi |
| 1721 Harrison St Weslaco, TX | 2.0 | 2.0 | 1005 | $1,025 | $1.02 | 93d | 1 | 1.32mi |
Listing history 50 events
-
2026-08-08days on market $97,900 Active 816 DOM
-
2026-08-07days on market $97,900 Active 815 DOM
-
2026-08-06days on market $97,900 Active 814 DOM
-
2026-08-05days on market $97,900 Active 813 DOM
-
2026-08-04days on market $97,900 Active 812 DOM
-
2026-08-03days on market $97,900 Active 811 DOM
-
2026-07-31days on market $97,900 Active 808 DOM
-
2026-07-30days on market $97,900 Active 807 DOM
-
2026-07-29days on market $97,900 Active 806 DOM
-
2026-07-27days on market $97,900 Active 804 DOM
-
2026-07-25days on market $97,900 Active 802 DOM
-
2026-07-23days on market $97,900 Active 800 DOM
-
2026-07-22days on market $97,900 Active 799 DOM
-
2026-07-21days on market $97,900 Active 798 DOM
-
2026-07-18days on market $97,900 Active 795 DOM
-
2026-07-16days on market $97,900 Active 793 DOM
-
2026-07-16days on market $97,900 Active 792 DOM
-
2026-07-14days on market $97,900 Active 791 DOM
-
2026-07-13days on market $97,900 Active 790 DOM
-
2026-07-12days on market $97,900 Active 789 DOM
-
2026-07-11days on market $97,900 Active 788 DOM
-
2026-07-10days on market $97,900 Active 787 DOM
-
2026-07-09days on market $97,900 Active 786 DOM
-
2026-07-07days on market $97,900 Active 784 DOM
-
2026-07-06days on market $97,900 Active 783 DOM
-
2026-07-05days on market $97,900 Active 782 DOM
-
2026-07-04days on market $97,900 Active 781 DOM
-
2026-07-03days on market $97,900 Active 780 DOM
-
2026-07-02days on market $97,900 Active 779 DOM
-
2026-07-01days on market $97,900 Active 778 DOM
-
2026-06-30days on market $97,900 Active 777 DOM
-
2026-06-29days on market $97,900 Active 776 DOM
-
2026-06-28days on market $97,900 Active 775 DOM
-
2026-06-28days on market $97,900 Active 774 DOM
-
2026-06-27days on market $97,900 Active 773 DOM
-
2026-06-25days on market $97,900 Active 771 DOM
-
2026-06-23days on market $97,900 Active 769 DOM
-
2026-06-21days on market $97,900 Active 768 DOM
-
2026-06-18days on market $97,900 Active 765 DOM
-
2026-06-17days on market $97,900 Active 764 DOM
-
2026-06-16days on market $97,900 Active 763 DOM
-
2026-06-15days on market $97,900 Active 762 DOM
-
2026-06-14days on market $97,900 Active 760 DOM
-
2026-06-13days on market $97,900 Active 759 DOM
-
2026-06-10days on market $97,900 Active 757 DOM
-
2026-06-09days on market $97,900 Active 756 DOM
-
2026-06-08days on market $97,900 Active 755 DOM
-
2026-06-07days on market $97,900 Active 754 DOM
-
2026-06-05days on market $97,900 Active 751 DOM
-
2026-06-03days on market $97,900 Active 750 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $10,866
- − Mortgage interest
- −$5,484
- − Property taxes
- −$1,468
- − Insurance
- −$490
- − Repairs & maintenance
- −$869
- − Management
- −$869
- − Depreciation
- −$2,848
- Taxable loss
- −$1,163
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$279
- After-tax cash flow
- $744/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
80/100
Cosmetic rehab
Est. rehab $6,320–$18,960 screening
This manufactured home is in good condition with modern finishes and a well-maintained exterior. It has potential for further value increases through minor updates.
Value-add opportunities
- Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
- Both Replace carpet with hardwood flooring in living room — Hardwood flooring is more durable and can increase both resale and rental value ↑
- Both Install new kitchen appliances — Modern appliances can improve the home's appeal and functionality ↑
- Both Add a smart home system — Smart home systems can increase convenience and energy efficiency, enhancing both resale and rental value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 17/100
Zoned Schools
Elementary
T Price El
F
TX #3,836/4,322
Nat'l #35,191/41,679
Middle
W A Todd Middle
F
TX #1,556/1,662
Nat'l #12,557/14,009
High
Donna H S
F
TX #1,436/1,632
Nat'l #14,713/17,239
Schools (NCES district)
- District
- Donna ISD
- NCES district ID
- 4817390
- Math proficiency
- 11% ▼ -30.00%
- Reading proficiency
- 18% ▼ -13.00%
- Median HH income
- $27,330
- Composite
- 11.16/100
- National rank
- #9728
- State rank
- #821 of 826 in TX
D
Composite livability gradescore 54/100
Livability — Donna
- Score
- 54/100
- State rank
- #1411
- US rank
- #24172
Category grades
Amenities F
Commute F
Cost of living A+
Crime F
Employment F
Housing A
Health & safety F
User ratings B-
Schools grade is shown separately in the Schools card above.
Census & demographics
- County
- Hidalgo · 955,232 people
- City population
- 51,346
- Metro
- McAllen-Edinburg-Mission, TX
- Population (ZIP)
- 51,346
- Household income
- $36,331
- Rent vs Own
- Severe rent burden
- 9% of renters
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 49% White 4%
- Hispanic origin (detail)
- Mexican 91%
- Foreign-born
- 27% · Canada
- Languages at home
- 15% English-only · Spanish 84%
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
- ▲ 13.30%
- Current HPI
- 243.3933
- Rent YoY
- —
- Metro
- —
- 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
-37.6% since first listed3 events — show timeline
- 2026-01-14 Price Changed $97,900 Zillow
- 2024-05-15 Price Changed $92,900 Zillow
- 2024-05-14 Listed $156,900 Zillow
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…