604 N Victoria Rd #5 · Donna, TX 78537

$126,900

5 bd · 3.0 ba · 2,000 sqft · Manufactured · 768 Days on market

Built 2024 Good condition $63/sqft · 86% above area

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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 +25.0/30.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Condition / age +3.8/5.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Over 2000sq. Ft. of functional living. Perfect for the family that needs a lot of rooms for their growing family. We have customized our home just for you. Customer paint and shutters, smart panel exterior with 50 year warranty, granite counters in the itchen and the bathrooms, customer lighting and ceiling fans. If you need a big home at a great price, this is the one for you!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!

Key facts

• Smart panel exterior
• Ceiling fans
• Custom lighting

Tags

• GRANITE COUNTERS
• SMART PANEL EXTERIOR
• CUSTOM LIGHTING
• CEILING FANS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $127k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.7% 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: schools F, crime F, amenities 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.
• Market conditions: 325 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($877 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 768 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Recommended offer $111,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 768 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $68,380
• List price: $126,900
• Delta: 85.58%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.1%
• Equity multiple: 3.44×
• Total profit: $86,837
• Equity at exit: $114,322

10-year hold

• IRR: 26.9%
• Equity multiple: 7.81×
• Total profit: $241,844
• Equity at exit: $246,539

Cash invested: $35,532 (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 78537

• Home prices YoY: 5.8%
• Active inventory: 325
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$665
• Tax est. 1.5%: −$159 /mo · $1,904/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $278

Break-even live

Break-even rent $1,110

Max offer price $126,900

Occupancy floor 76%

Sensitivity live

Price	-10% $366	-5% $322	+0% $278	+5% $234	+10% $190
Rent	-10% $162	-5% $220	+0% $278	+5% $336	+10% $393
Rate	-1.0pp $342	-0.5pp $310	base $278	+0.5pp $245	+1.0pp $212

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: $31,725
• Closing costs: $3,807
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $126,900 Active 768 DOM
2. 2026-06-18
   days on market $126,900 Active 765 DOM
3. 2026-06-17
   days on market $126,900 Active 764 DOM
4. 2026-06-16
   days on market $126,900 Active 763 DOM
5. 2026-06-15
   days on market $126,900 Active 762 DOM
6. 2026-06-14
   days on market $126,900 Active 760 DOM
7. 2026-06-13
   days on market $126,900 Active 759 DOM
8. 2026-06-10
   days on market $126,900 Active 757 DOM
9. 2026-06-09
   days on market $126,900 Active 756 DOM
10. 2026-06-08
    days on market $126,900 Active 755 DOM
11. 2026-06-07
    days on market $126,900 Active 754 DOM
12. 2026-06-05
    days on market $126,900 Active 751 DOM
13. 2026-06-03
    days on market $126,900 Active 750 DOM
14. 2026-06-02
    days on market $126,900 Active 749 DOM
15. 2026-06-01
    days on market $126,900 Active 748 DOM
16. 2026-05-31
    days on market $126,900 Active 747 DOM
17. 2026-05-31
    days on market $126,900 Active 746 DOM
18. 2026-01-14
    price $126,900 549-char remark

    Show marketing remark (549 chars)

    Over 2000sq. Ft. of functional living. Perfect for the family that needs a lot of rooms for their growing family. We have customized our home just for you. Customer paint and shutters, smart panel exterior with 50 year warranty, granite counters in the itchen and the bathrooms, customer lighting and ceiling fans. If you need a big home at a great price, this is the one for you!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!

19. 2024-07-30
    price $121,900 549-char remark

    Show marketing remark (549 chars)

    Over 2000sq. Ft. of functional living. Perfect for the family that needs a lot of rooms for their growing family. We have customized our home just for you. Customer paint and shutters, smart panel exterior with 50 year warranty, granite counters in the itchen and the bathrooms, customer lighting and ceiling fans. If you need a big home at a great price, this is the one for you!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!

20. 2024-05-14
    listed $119,900 Active 549-char remark

    Show marketing remark (549 chars)

    Over 2000sq. Ft. of functional living. Perfect for the family that needs a lot of rooms for their growing family. We have customized our home just for you. Customer paint and shutters, smart panel exterior with 50 year warranty, granite counters in the itchen and the bathrooms, customer lighting and ceiling fans. If you need a big home at a great price, this is the one for you!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!

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

Taxation est. · year 1

• Rental income: $17,543
• − Mortgage interest: −$7,108
• − Property taxes: −$1,904
• − Insurance: −$634
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$3,692
• Taxable income: $1,398
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $3,000/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

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with modern finishes and a well-maintained exterior. It offers a good balance of functionality and style, making it a solid investment.

Value-add opportunities

• Both Paint exterior shutters — Enhances curb appeal and can increase property value
• Both Replace window treatments — Fresh window treatments can improve the home's appearance and increase its value
• Both Upgrade lighting fixtures — Modern lighting can enhance the home's ambiance and increase its value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior shutters — Enhances curb appeal and can increase property value ↑
• Both Replace window treatments — Fresh window treatments can improve the home's appearance and increase its value ↑
• Both Upgrade lighting fixtures — Modern lighting can enhance the home's ambiance and increase its 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: 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

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

• City population: 51,346
• Population (ZIP): 51,346

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

+5.8% since first listed

3 events — show timeline

• 2026-01-14 Price Changed $126,900 Zillow
• 2024-07-30 Price Changed $121,900 Zillow
• 2024-05-14 Listed $119,900 Zillow