602 N Victoria Rd · Donna, TX 78537

$64,900

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 37 Days on market

Built 2001

---

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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

This is the Perfect Winter Texan Home. .. A remarkable opportunity awaits with this beautifully renovated 1989 Palm Harbor home (16x67), offering 1,072 sq ft of living space, including two bedrooms and two bathrooms. Features: The kitchen underwent complete renovation in 2022, featuring new cabinetry and granite countertops. This update was complemented by the installation of new subflooring and elegant wood grain-look vinyl plank flooring throughout the home (2021). Recent appliance upgrades include a refrigerator (2020), along with a range, dishwasher, washer, dryer, and microwave & acirc; & euro; & rdquo; all installed in 2022. Additional improvements encompass ceiling fans

Key facts

• Fenced yard
• Renovated kitchen
• Granite countertops

Tags

• RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• SMART HOME AUTOMATION SYSTEM
• INTEGRATED WEATHER STATION
• FENCED YARD
• EXPANSIVE DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: 323 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.66% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.66%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 44.4%
• Equity multiple: 4.36×
• Total profit: $61,073
• Equity at exit: $58,467

10-year hold

• IRR: 38.5%
• Equity multiple: 9.79×
• Total profit: $159,663
• Equity at exit: $126,086

Cash invested: $18,172 (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: 323
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,079 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $404

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 58%

Sensitivity live

Price	-10% $449	-5% $426	+0% $404	+5% $381	+10% $359
Rent	-10% $318	-5% $361	+0% $404	+5% $446	+10% $489
Rate	-1.0pp $436	-0.5pp $420	base $404	+0.5pp $387	+1.0pp $370

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2705 Woodpecker Rd Unit 2 Weslaco, TX	2.0	2.0	1020	$1,200	$1.18	24d	1	0.48mi
1430 Mile 6 1/2 W Unit 6 1/2 Weslaco, TX	2.0	2.0	850	$877	$1.03	44d	1	0.51mi
2604 Woodpecker Rd Unit 2 Weslaco, TX	2.0	2.0	1068	$1,200	$1.12	15d	1	0.52mi
2609 Woodpecker Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	24d	1	0.52mi
503 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1000	$1,300	$1.30	21d	1	0.60mi
2613 Mockingbird Rd Unit D Weslaco, TX	2.0	2.0	973	$1,200	$1.23	44d	1	0.61mi
700 Oriole Rd #2 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	44d	1	0.62mi
412 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	24d	1	0.63mi
3707 U.S. 83 Business Unit 333 Donna, TX	3.0	2.0	960	$899	$0.94	44d	1	0.67mi
3707 U.S. 83 Business Unit 442 Donna, TX	3.0	2.0	960	$799	$0.83	44d	1	0.67mi
3707 U.S. 83 Business Unit 431 Donna, TX	3.0	2.0	960	$799	$0.83	24d	1	0.67mi
2607 E North Ave Donna, TX	1.0–2.0	1.0–2.0	1009	$1,125	$1.11	15d	7	0.72mi
2013 Canyon Dr Unit 4 Weslaco, TX	3.0	2.0	1111	$1,200	$1.08	24d	1	0.80mi
2103 Taft St Unit 4 Weslaco, TX	3.0	2.0	1111	$1,095	$0.99	44d	1	0.87mi
3086 Briggs Rd Unit B Midway South, TX	2.0	3.0	1050	$1,300	$1.24	24d	1	0.89mi
1721 Harrison St Weslaco, TX	2.0	2.0	1005	$1,025	$1.02	44d	1	0.92mi
3600 N Westgate Dr Weslaco, TX	1.0–2.0	1.0–2.0	819	$1,199	$1.46	24d	5	1.34mi
222 S Westgate Dr Apt 6 Weslaco, TX	1.0	1.0	700	$680	$0.97	44d	1	1.42mi
222 S Westgate Dr Weslaco, TX	1.0	1.0	650	$670	$1.03	44d	1	1.42mi
222 S Westgate Dr Weslaco, TX	1.0	1.0	700	$680	$0.97	45d	1	1.42mi
1006 Lilia Dr Weslaco, TX	1.0	1.0	720	$650	$0.90	44d	1	1.47mi

Listing history 25 events

1. 2026-06-18
   days on market $64,900 Active 37 DOM
2. 2026-06-17
   days on market $64,900 Active 36 DOM
3. 2026-06-16
   days on market $64,900 Active 35 DOM
4. 2026-06-15
   days on market $64,900 Active 34 DOM
5. 2026-06-14
   days on market $64,900 Active 32 DOM
6. 2026-06-13
   days on market $64,900 Active 31 DOM
7. 2026-06-10
   days on market $64,900 Active 29 DOM
8. 2026-06-09
   days on market $64,900 Active 28 DOM
9. 2026-06-08
   days on market $64,900 Active 27 DOM
10. 2026-06-07
    days on market $64,900 Active 26 DOM
11. 2026-06-05
    days on market $64,900 Active 23 DOM
12. 2026-06-03
    days on market $64,900 Active 22 DOM
13. 2026-06-02
    days on market $64,900 Active 21 DOM
14. 2026-06-01
    days on market $64,900 Active 20 DOM
15. 2026-05-31
    days on market $64,900 Active 19 DOM
16. 2026-05-31
    days on market $64,900 Active 18 DOM
17. 2026-05-12
    listed $64,900 Active
18. 2026-04-23
    historical $1,431
19. 2026-04-23
    historical $1,431
20. 2025-12-28
    price $1,431
21. 2025-12-28
    price $1,431
22. 2025-12-07
    listed $1,400
23. 2025-12-07
    historical $1,400
24. 2025-10-30
    listed $1,400
25. 2025-10-30
    listed $1,400

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $12,945
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$1,888
• Taxable income: $4,052
• Est. tax owed @ 24.0%: −$972
• After-tax cash flow: $3,872/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: 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

• Census place: Donna, TX
• 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

+4535.7% since first listed

9 events — show timeline

• 2026-05-12 Listed $64,900 FSBO.com
• 2026-04-23 Rental Removed $1,431 ZUMPER1
• 2026-04-23 Rental Removed $1,431 ZUMPER1
• 2025-12-28 Price Changed $1,431 ZUMPER1
• 2025-12-28 Price Changed $1,431 ZUMPER1
• 2025-12-07 Listed for Rent $1,400 ZUMPER1
• 2025-12-07 Rental Removed $1,400 ZUMPER1
• 2025-10-30 Listed for Rent $1,400 ZUMPER1
• 2025-10-30 Listed for Rent $1,400 ZUMPER1