7603 Bogey Dr · Perezville, TX 78572

$115,000

2 bd · 2.0 ba · 616 sqft · Manufactured public records · 66 Days on market

Built 2007 2,999 sqft lot $187/sqft · 91% above area Est $88k · 30% over $35/mo HOA · 4% of rent

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Why this score? — see what drove the F 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 +12.3/30.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1-bedroom, 1-bath mobile home located in the 55+ community of Hidden Valley Ranch, recognized as the 2026 Best Retirement Community in Hidalgo County. This home features laminate and vinyl flooring with a spacious living room that flows into the kitchen and dining area, creating a comfortable and functional layout. In addition to the main home, there is a detached quarters offering added versatility, complete with a full kitchen and bathroom with a stand-up shower—ideal for extended living or guest use. Residents of Hidden Valley Ranch enjoy a wide range of amenities, including a community pool, cafeteria area, dance hall, billiard room, gym, library, and more, providing an active and engaging lifestyle. Explore all that this property and community have to offer while being located minutes from Interstate 2, the shopping and restaurants of Penitas, the Howling Trails Golf Course & much more!

Key facts

• Full kitchen
• Detached quarters
• Community pool

Tags

• DETACHED QUARTERS
• COMMUNITY POOL
• BILLIARD ROOM
• FULL KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $-20 ($-241/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (13.9% below list).
• Recommended offer: $99k (13.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#743 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 852 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $795 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 66 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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: severe wind risk, 96% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,023 (13.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $88,450
• List price: $115,000
• Delta: 30.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7506 Broken Tee Dr	0.11mi	1/1.0 (-1)	640 (+4%)	3mo	$120,000	$188	77
2310 W Bogey Dr	0.10mi	1/1.0 (-1)	640 (+4%)	9mo	$79,900	$125	72
7300 Bogey Dr	0.16mi	2/2.0	655 (+6%)	15mo	$110,000	$168	70
2405 Lost Greens Dr	0.07mi	1/1.0 (-1)	704 (+14%)	2mo	$87,000	$124	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.32×
• Total profit: $-21,916
• Equity at exit: $17,147

10-year hold

• IRR: -18.0%
• Equity multiple: 0.11×
• Total profit: $-28,607
• Equity at exit: $9,943

Cash invested: $32,200 (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 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $990 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$48
• HOA: −$35
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $-20

Break-even live

Break-even rent $1,016

Max offer price $111,450

Occupancy floor 97%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Ash St Mission, TX	1.0	1.0	560	$800	$1.43	43d	1	1.03mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: poolgym

Listing history 23 events

1. 2026-06-18
   days on market $115,000 Active 66 DOM
2. 2026-06-17
   days on market $115,000 Active 65 DOM
3. 2026-06-16
   days on market $115,000 Active 64 DOM
4. 2026-06-15
   days on market $115,000 Active 63 DOM
5. 2026-06-14
   days on market $115,000 Active 61 DOM
6. 2026-06-13
   days on market $115,000 Active 60 DOM
7. 2026-06-10
   days on market $115,000 Active 58 DOM
8. 2026-06-09
   days on market $115,000 Active 57 DOM
9. 2026-06-08
   days on market $115,000 Active 56 DOM
10. 2026-06-07
    days on market $115,000 Active 55 DOM
11. 2026-06-05
    days on market $115,000 Active 52 DOM
12. 2026-06-03
    days on market $115,000 Active 51 DOM
13. 2026-06-02
    days on market $115,000 Active 50 DOM
14. 2026-06-01
    days on market $115,000 Active 49 DOM
15. 2026-05-31
    days on market $115,000 Active 48 DOM
16. 2026-05-31
    days on market $115,000 Active 47 DOM
17. 2026-04-10
    listed $115,000 Active 923-char remark

    Show marketing remark (923 chars)

    Charming 1-bedroom, 1-bath mobile home located in the 55+ community of Hidden Valley Ranch, recognized as the 2026 Best Retirement Community in Hidalgo County. This home features laminate and vinyl flooring with a spacious living room that flows into the kitchen and dining area, creating a comfortable and functional layout. In addition to the main home, there is a detached quarters offering added versatility, complete with a full kitchen and bathroom with a stand-up shower—ideal for extended living or guest use. Residents of Hidden Valley Ranch enjoy a wide range of amenities, including a community pool, cafeteria area, dance hall, billiard room, gym, library, and more, providing an active and engaging lifestyle. Explore all that this property and community have to offer while being located minutes from Interstate 2, the shopping and restaurants of Penitas, the Howling Trails Golf Course & much more!

18. 2023-04-04
    soldstatus Sold 529-char remark

    Show marketing remark (529 chars)

    Move in ready mobile home in the quiet and beautiful subdivision of Hidden Valley Ranch. Kitchen with all appliances including a new microwave oven and plenty of cabinets. The AC is about 3 years old. The casita can be use as an office or as a guest bedroom, it has a half bath and the window AC unit is about 2 years old. This property also has a garage for a golf cart . Come and enjoy all the amenities offered by this subdivision: Swimming pool, billiard tables, dances, library, etc. and meet new and friendly neighbors.

19. 2023-04-04
    soldstatus

    Show marketing remark (529 chars)

    Move in ready mobile home in the quiet and beautiful subdivision of Hidden Valley Ranch. Kitchen with all appliances including a new microwave oven and plenty of cabinets. The AC is about 3 years old. The casita can be use as an office or as a guest bedroom, it has a half bath and the window AC unit is about 2 years old. This property also has a garage for a golf cart . Come and enjoy all the amenities offered by this subdivision: Swimming pool, billiard tables, dances, library, etc. and meet new and friendly neighbors.

20. 2023-04-04
    status Pending 529-char remark

    Show marketing remark (529 chars)

    Move in ready mobile home in the quiet and beautiful subdivision of Hidden Valley Ranch. Kitchen with all appliances including a new microwave oven and plenty of cabinets. The AC is about 3 years old. The casita can be use as an office or as a guest bedroom, it has a half bath and the window AC unit is about 2 years old. This property also has a garage for a golf cart . Come and enjoy all the amenities offered by this subdivision: Swimming pool, billiard tables, dances, library, etc. and meet new and friendly neighbors.

21. 2023-03-25
    historical Option 529-char remark

    Show marketing remark (529 chars)

    Move in ready mobile home in the quiet and beautiful subdivision of Hidden Valley Ranch. Kitchen with all appliances including a new microwave oven and plenty of cabinets. The AC is about 3 years old. The casita can be use as an office or as a guest bedroom, it has a half bath and the window AC unit is about 2 years old. This property also has a garage for a golf cart . Come and enjoy all the amenities offered by this subdivision: Swimming pool, billiard tables, dances, library, etc. and meet new and friendly neighbors.

22. 2023-01-27
    price $69,900 529-char remark

    Show marketing remark (529 chars)

    Move in ready mobile home in the quiet and beautiful subdivision of Hidden Valley Ranch. Kitchen with all appliances including a new microwave oven and plenty of cabinets. The AC is about 3 years old. The casita can be use as an office or as a guest bedroom, it has a half bath and the window AC unit is about 2 years old. This property also has a garage for a golf cart . Come and enjoy all the amenities offered by this subdivision: Swimming pool, billiard tables, dances, library, etc. and meet new and friendly neighbors.

23. 2022-11-16
    listed $71,900 Active 529-char remark

    Show marketing remark (529 chars)

    Move in ready mobile home in the quiet and beautiful subdivision of Hidden Valley Ranch. Kitchen with all appliances including a new microwave oven and plenty of cabinets. The AC is about 3 years old. The casita can be use as an office or as a guest bedroom, it has a half bath and the window AC unit is about 2 years old. This property also has a garage for a golf cart . Come and enjoy all the amenities offered by this subdivision: Swimming pool, billiard tables, dances, library, etc. and meet new and friendly neighbors.

ⓘ 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: $1,397 · $116/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$708/yr (+$59/mo · 50.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,883
• − Mortgage interest: −$6,442
• − Property taxes: −$1,397
• − Insurance: −$575
• − Repairs & maintenance: −$951
• − Management: −$951
• − HOA: −$420
• − Depreciation: −$3,345
• Taxable loss: −$2,197
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $286/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: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — Perezville

• Score: 64/100
• State rank: #743
• US rank: #13748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 78,024
• Household income: $54,298
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1714.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 47% White 12% Asian 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Slovak 1% Portuguese 0%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 22% English-only · Spanish 76%

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: ▼ -62.35%
• Current HPI: 209.3573
• Rent YoY: ▲ 0.93%
• 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

+59.9% since first listed

7 events — show timeline

• 2026-04-10 Listed $115,000 MCALLENMLS
• 2023-04-04 Sold (Public Records) — Public Records
• 2023-04-04 Sold (MLS) — MCALLENMLS
• 2023-04-04 Pending — MCALLENMLS
• 2023-03-25 Contingent — MCALLENMLS
• 2023-01-27 Price Changed $69,900 MCALLENMLS
• 2022-11-16 Listed $71,900 MCALLENMLS

Property tax history

+2.7%/yr

Latest (2025): $1,397 · +16.9% YoY. Source: county tax records.