604 N Victoria Rd #6 · Donna, TX 78537

$99,900

4 bd · 2.0 ba · 1,475 sqft · Manufactured · 816 Days on market

Manufactured home Built 2024 Good condition $68/sqft · 22% below area Est $129k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• Appreciation +7.5/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0
• Manufactured-home adj. -4.4

Listing remarks MLS

The Marvel- 4/2 over 1500sq ft. Our most popular floorplan and an amazing value. Big bedrooms, big bathrooms and big closets. This is the perfect home for a growing family that needs some extra space. 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. Don't miss this deal. 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- $106,999 Sale Price $99,900!!

Key facts

• Generator ready
• Built 2024
• Listed 815 days

Tags

• ENERGY EFFICIENT APPLIANCES
• GRANITE COUNTERS AVAILABLE
• READY FOR SOLAR PANELS
• GENERATOR READY
• UPGRADE VINYL SKIRTING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $8 ($101/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 $88k (11.5% below list).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 $11k of equity ($691 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k 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 ($88k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. 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?
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: 0.89% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $128,615
• List price: $99,900
• Delta: -22.33%
• 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
1908 W Washington St	1.36mi	3/2.0 (-1)	1,484 (+1%)	3mo	$178,000	$120	56
1706 Foxtail St	1.20mi	3/2.0 (-1)	1,516 (+3%)	0mo	$260,000	$172	55
3417 Kerps St	1.18mi	3/2.5 (-1)	1,446 (-2%)	2mo	$259,000	$179	53
2614 Blue Jay St	1.26mi	3/2.0 (-1)	1,535 (+4%)	3mo	$269,900	$176	51
2401 Blue Sky Dr	1.39mi	3/2.0 (-1)	1,550 (+5%)	3mo	$271,000	$175	49
2112 Blue Sky Dr	1.39mi	4/2.0	1,614 (+9%)	0mo	$271,000	$168	49
2105 Blue Sky Dr	1.31mi	3/2.5 (-1)	1,576 (+7%)	3mo	$269,500	$171	44
2109 Zinnia St	1.31mi	3/2.5 (-1)	1,595 (+8%)	2mo	$267,900	$168	43
523 N 12th St	1.25mi	4/2.0	1,196 (-19%)	2mo	$160,000	$134	39
2214 W Taft St	1.24mi	3/2.0 (-1)	1,299 (-12%)	3mo	$185,000	$142	38
3098 Briggs Rd #1	1.21mi	3/2.0 (-1)	1,193 (-19%)	3mo	$140,000	$117	33
2221 Blue Sky Dr	1.33mi	3/2.5 (-1)	1,750 (+19%)	2mo	$287,000	$164	31

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: 24.5%
• Equity multiple: 2.96×
• Total profit: $54,956
• Equity at exit: $89,998

10-year hold

• IRR: 21.7%
• Equity multiple: 6.77×
• Total profit: $161,442
• Equity at exit: $194,084

Cash invested: $27,972 (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 →

Active competition Active MLS

• For sale now: 12 active
• Median asking: $98,900 ($80/sqft)
• Median days on market: 816 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +9.0% vs 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: 9.4×

Monthly cashflow live

• Estimated rent: $885 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $8

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 94%

Sensitivity live

Price	-10% $77	-5% $43	+0% $8	+5% $-26	+10% $-61
Rent	-10% $-61	-5% $-27	+0% $8	+5% $43	+10% $78
Rate	-1.0pp $59	-0.5pp $34	base $8	+0.5pp $-18	+1.0pp $-44

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: $24,975
• Closing costs: $2,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 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
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
2605 Woodpecker Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,300	$1.10	72d	1	1.01mi
2608 Mockingbird Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,380	$1.17	70d	1	1.06mi
408 Sparrow Rd #4 Weslaco, TX	3.0	2.0	1185	$1,400	$1.18	63d	1	1.08mi
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

Listing history 50 events

1. 2026-08-08
   days on market $99,900 Active 816 DOM
2. 2026-08-07
   days on market $99,900 Active 815 DOM
3. 2026-08-06
   days on market $99,900 Active 814 DOM
4. 2026-08-05
   days on market $99,900 Active 813 DOM
5. 2026-08-04
   days on market $99,900 Active 812 DOM
6. 2026-08-03
   days on market $99,900 Active 811 DOM
7. 2026-07-31
   days on market $99,900 Active 808 DOM
8. 2026-07-30
   days on market $99,900 Active 807 DOM
9. 2026-07-29
   days on market $99,900 Active 806 DOM
10. 2026-07-27
    days on market $99,900 Active 804 DOM
11. 2026-07-25
    days on market $99,900 Active 802 DOM
12. 2026-07-23
    days on market $99,900 Active 800 DOM
13. 2026-07-22
    days on market $99,900 Active 799 DOM
14. 2026-07-21
    days on market $99,900 Active 798 DOM
15. 2026-07-18
    days on market $99,900 Active 795 DOM
16. 2026-07-16
    days on market $99,900 Active 793 DOM
17. 2026-07-16
    days on market $99,900 Active 792 DOM
18. 2026-07-14
    days on market $99,900 Active 791 DOM
19. 2026-07-13
    days on market $99,900 Active 790 DOM
20. 2026-07-12
    days on market $99,900 Active 789 DOM
21. 2026-07-11
    days on market $99,900 Active 788 DOM
22. 2026-07-10
    days on market $99,900 Active 787 DOM
23. 2026-07-09
    days on market $99,900 Active 786 DOM
24. 2026-07-07
    days on market $99,900 Active 784 DOM
25. 2026-07-06
    days on market $99,900 Active 783 DOM
26. 2026-07-05
    days on market $99,900 Active 782 DOM
27. 2026-07-04
    days on market $99,900 Active 781 DOM
28. 2026-07-03
    days on market $99,900 Active 780 DOM
29. 2026-07-02
    days on market $99,900 Active 779 DOM
30. 2026-07-01
    days on market $99,900 Active 778 DOM
31. 2026-06-30
    days on market $99,900 Active 777 DOM
32. 2026-06-29
    days on market $99,900 Active 776 DOM
33. 2026-06-28
    days on market $99,900 Active 775 DOM
34. 2026-06-28
    days on market $99,900 Active 774 DOM
35. 2026-06-27
    days on market $99,900 Active 773 DOM
36. 2026-06-25
    days on market $99,900 Active 771 DOM
37. 2026-06-23
    days on market $99,900 Active 769 DOM
38. 2026-06-21
    days on market $99,900 Active 768 DOM
39. 2026-06-18
    days on market $99,900 Active 765 DOM
40. 2026-06-17
    days on market $99,900 Active 764 DOM
41. 2026-06-16
    days on market $99,900 Active 763 DOM
42. 2026-06-15
    days on market $99,900 Active 762 DOM
43. 2026-06-14
    days on market $99,900 Active 760 DOM
44. 2026-06-13
    days on market $99,900 Active 759 DOM
45. 2026-06-10
    days on market $99,900 Active 757 DOM
46. 2026-06-09
    days on market $99,900 Active 756 DOM
47. 2026-06-08
    days on market $99,900 Active 755 DOM
48. 2026-06-07
    days on market $99,900 Active 754 DOM
49. 2026-06-05
    days on market $99,900 Active 751 DOM
50. 2026-06-03
    days on market $99,900 Active 750 DOM

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

Taxation est. · year 1

• Rental income: $10,614
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$2,906
• Taxable loss: −$1,584
• Est. tax savings @ 24.0%: +$380
• After-tax cash flow: $481/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 Est. rehab $7,375–$22,125 screening

This manufactured home is in good condition with modern finishes and a well-maintained exterior. It offers a good balance of style and functionality, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Painting interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating light fixtures — Modern light fixtures can improve the home's curb appeal and functionality ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers ↑

ⓘ 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: 26.7% rent · 73.3% own
• Severe rent burden: 9% of renters

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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%

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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%

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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

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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

• 2024-05-14 Listed $99,900 Zillow