916 W Violet Dr · Pharr, TX 78577

$105,000

2 bd · 2.0 ba · 1,088 sqft · Manufactured public records · 120 Days on market

Built 1998 5,249 sqft lot $97/sqft · 24% above area Est $85k · 24% over ↓ 2% since listing

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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).

• Cash flow +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ample space here at 916 W Violet Dr in Pharr, TX! This updated 2-bedroom, 2-bath mobile home offers 1,088 sqft of comfort, charm, and modern touches — all nestled on a quiet .12-acre lot. Inside, you’ll find a freshly painted kitchen, new commodes, and all-laminate flooring that keeps things clean and cool year-round. The 5-year-old roof adds peace of mind, while the 3-car carport provides plenty of covered parking. Need storage? The 8x12 shed is ready for your tools, gear, or extra boxes. Bonus: washer/dryer hookups included. Whether you're starting fresh or simplifying life, this move-in-ready gem is waiting for you.

Key facts

• 8x12 shed
• 5-year-old roof
• Washer dryer hookups

Tags

• FRESHLY PAINTED KITCHEN
• ALL-LAMINATE FLOORING
• 5-YEAR-OLD ROOF
• 3-CAR CARPORT
• 8X12 SHED
• WASHER DRYER HOOKUPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.4% in Pharr — 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 72/100 on livability (#245 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Pharr-San Juan-Alamo ISD (suburban): math 18% / reading 30% proficiency, ranked #740 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.2%/yr); 451 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 120 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% 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 D-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. 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: 1.19% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.89%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (median comp): $85,000
• List price: $105,000
• Delta: 23.53%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Primrose Dr	0.21mi	3/2.0 (+1)	1,216 (+12%)	1mo	$81,000	$67	64
2704 N Dahlia St	0.47mi	3/2.0 (+1)	1,216 (+12%)	0mo	$85,000	$70	53
608 W Date Palm Ave	0.41mi	3/2.0 (+1)	1,216 (+12%)	11mo	$135,000	$111	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $973
• Equity at exit: $15,656

10-year hold

• IRR: 7.5%
• Equity multiple: 1.49×
• Total profit: $14,516
• Equity at exit: $9,078

Cash invested: $29,400 (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 78577

• Home prices YoY: -8.1%
• Rents YoY: -0.2%
• Active inventory: 451
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,245 high
• Mortgage (P&I): −$551
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $340

Break-even live

Break-even rent $815

Max offer price $105,000

Occupancy floor 68%

Sensitivity live

Price	-10% $400	-5% $370	+0% $340	+5% $311	+10% $281
Rent	-10% $242	-5% $291	+0% $340	+5% $389	+10% $439
Rate	-1.0pp $393	-0.5pp $367	base $340	+0.5pp $313	+1.0pp $285

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1902 W Violet Dr #4 Pharr, TX	3.0	2.0	950	$1,350	$1.42	24d	1	0.15mi
1907 W Violet Dr Unit 3 Pharr, TX	2.0	2.0	1140	$1,350	$1.18	24d	1	0.15mi
1907 W Violet Dr Unit 2 Pharr, TX	2.0	2.0	940	$1,350	$1.44	44d	1	0.15mi
1302 W Platinum Dr Unit 2 Pharr, TX	3.0	2.0	1087	$1,275	$1.17	15d	1	0.21mi
1302 W Platinum Dr Unit 1 Pharr, TX	3.0	2.0	1087	$1,275	$1.17	44d	1	0.21mi
1308 W Platinum Dr Unit 3 Pharr, TX	3.0	2.0	1087	$1,300	$1.20	44d	1	0.22mi
1402 W Platinum Dr Unit 4 Pharr, TX	3.0	2.0	1087	$1,350	$1.24	24d	1	0.22mi
1701 W Sioux Rd Unit 10302 Pharr, TX	1.0	1.0	760	$1,020	$1.34	24d	1	0.22mi
1701 W Sioux Rd Unit 12305 Pharr, TX	2.0	2.0	990	$1,250	$1.26	44d	1	0.22mi
1701 W Sioux Rd Unit 4204 Pharr, TX	3.0	2.0	1187	$1,499	$1.26	24d	1	0.22mi
1701 W Sioux Rd Unit 5305 Pharr, TX	2.0	2.0	990	$1,250	$1.26	24d	1	0.22mi
1701 W Sioux Rd Unit 1206 Pharr, TX	1.0	1.0	745	$999	$1.34	24d	1	0.22mi
1701 W Sioux Rd Unit 4202 Pharr, TX	3.0	2.0	1187	$1,499	$1.26	44d	1	0.22mi
1400 Del Oro Ln Apt 10 Pharr, TX	2.0	1.0	750	$775	$1.03	44d	1	0.23mi
1300 Humming Bird Ct Unit 10 Pharr, TX	2.0	2.5	1114	$1,250	$1.12	44d	1	0.47mi
1300 Humming Bird Ct Unit 9 Pharr, TX	2.0	2.5	1114	$1,250	$1.12	44d	1	0.47mi
1500 W Heritage Dr #2 Pharr, TX	3.0	2.0	1140	$1,200	$1.05	44d	1	0.53mi
3402 Robin Pharr, TX	3.0	2.0	1428	$1,800	$1.26	15d	1	0.62mi
1320 E Camellia Ave Unit C McAllen, TX	2.0	2.5	1360	$1,300	$0.96	44d	1	0.70mi
1320 E Camellia Ave Unit A McAllen, TX	2.0	2.5	1185	$1,600	$1.35	44d	1	0.70mi
1316 E Camellia Ave Unit 1 McAllen, TX	2.0	2.5	1185	$1,100	$0.93	24d	1	0.71mi
1321 E Camelia AVE #4 McAllen, TX	2.0	2.5	1283	$1,700	$1.33	44d	1	0.71mi
807 W Emerald Dr Unit D Pharr, TX	2.0	2.0	850	$835	$0.98	44d	1	0.75mi
1309 E Camellia Ave McAllen, TX	2.0	2.5	1200	$1,100	$0.92	44d	1	0.75mi
1321 E Daffodil Ave Unit D McAllen, TX	2.0	2.5	1187	$1,100	$0.93	44d	1	0.75mi
1312 E Daffodil Ave Unit B McAllen, TX	2.0	2.5	1185	$1,100	$0.93	44d	1	0.75mi
1021 E La Vista Ave Unit 4 McAllen, TX	3.0	2.5	1500	$1,800	$1.20	44d	1	0.77mi
1308 E Daffodil Ave Unit c McAllen, TX	2.0	2.5	1300	$1,200	$0.92	44d	1	0.77mi
705 W Emerald Dr Unit B Pharr, TX	2.0	2.0	1000	$895	$0.90	44d	1	0.77mi
1301 E Camellia Ave Unit D Pharr, TX	2.0	2.5	1300	$1,250	$0.96	44d	1	0.78mi
1105 Sugar Garden Ave Pharr, TX	3.0	2.0	1050	$1,250	$1.19	20d	1	0.79mi
1001 Sugar Garden Dr Unit 1 Pharr, TX	3.0	2.0	1000	$1,250	$1.25	44d	1	0.79mi
1006 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1000	$1,250	$1.25	22d	1	0.79mi
1004 Sugar Garden Dr Unit 2 Pharr, TX	3.0	2.0	1000	$1,250	$1.25	44d	1	0.79mi
1221 E Daffodil Ave Unit C McAllen, TX	2.0	2.5	1148	$1,000	$0.87	24d	1	0.82mi
801 Sugar Garden Dr Unit 3 Pharr, TX	3.0	2.0	1040	$1,250	$1.20	15d	1	0.83mi
901 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1100	$1,200	$1.09	44d	1	0.83mi
906 Sugar Garden Ave Pharr, TX	3.0	2.0	1106	$1,195	$1.08	44d	1	0.84mi
1200 E Camellia Ave McAllen, TX	2.0	2.5	1185	$1,800	$1.52	44d	1	0.84mi
902 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1106	$1,195	$1.08	44d	1	0.85mi

Listing history 32 events

1. 2026-06-18
   days on market $105,000 Active 120 DOM
2. 2026-06-17
   days on market $105,000 Active 119 DOM
3. 2026-06-16
   days on market $105,000 Active 118 DOM
4. 2026-06-15
   days on market $105,000 Active 117 DOM
5. 2026-06-14
   days on market $105,000 Active 115 DOM
6. 2026-06-13
   days on market $105,000 Active 114 DOM
7. 2026-06-10
   days on market $105,000 Active 112 DOM
8. 2026-06-09
   days on market $105,000 Active 111 DOM
9. 2026-06-08
   days on market $105,000 Active 110 DOM
10. 2026-06-07
    days on market $105,000 Active 109 DOM
11. 2026-06-03
    days on market $105,000 Active 105 DOM
12. 2026-06-02
    days on market $105,000 Active 104 DOM
13. 2026-06-01
    days on market $105,000 Active 103 DOM
14. 2026-05-31
    days on market $105,000 Active 102 DOM
15. 2026-05-31
    days on market $105,000 Active 101 DOM
16. 2026-02-18
    listed $105,000 Active 638-char remark

    Show marketing remark (638 chars)

    Ample space here at 916 W Violet Dr in Pharr, TX! This updated 2-bedroom, 2-bath mobile home offers 1,088 sqft of comfort, charm, and modern touches — all nestled on a quiet .12-acre lot. Inside, you’ll find a freshly painted kitchen, new commodes, and all-laminate flooring that keeps things clean and cool year-round. The 5-year-old roof adds peace of mind, while the 3-car carport provides plenty of covered parking. Need storage? The 8x12 shed is ready for your tools, gear, or extra boxes. Bonus: washer/dryer hookups included. Whether you're starting fresh or simplifying life, this move-in-ready gem is waiting for you.

17. 2025-09-01
    listed $105,000 Active
18. 2025-07-26
    historical $850
19. 2025-07-04
    price $105,000
20. 2025-06-26
    listed $850
21. 2025-04-19
    listed $115,000 Active
22. 2024-11-26
    soldstatus Sold
23. 2024-11-19
    status Pending
24. 2024-10-18
    price $88,000
25. 2024-08-07
    listed $95,000 Active
26. 2024-08-05
    price $95,000
27. 2024-06-29
    price $87,000
28. 2024-05-27
    price $89,000
29. 2024-05-15
    price $95,000
30. 2024-03-30
    status Active
31. 2024-03-22
    status Pending
32. 2024-03-02
    listed $107,000 Active

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: +$1,330/yr (+$111/mo · 224.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,945
• − Mortgage interest: −$5,882
• − Property taxes: −$591
• − Insurance: −$525
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,055
• Taxable income: $2,501
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $3,482/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: Pharr-San Juan-Alamo ISD
• NCES district ID: 4834860
• Math proficiency: 18% ▼ -34.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $33,757
• Composite: 19.63/100
• National rank: #8744
• State rank: #740 of 826 in TX

Livability — Pharr

• Score: 72/100
• State rank: #245
• US rank: #5852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pharr, TX
• County: Hidalgo County · 623,128 people
• City population: 80,540
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 80,540
• Household income: $52,770
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 2161.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 45% White 5%
• Hispanic origin (detail): Mexican 92%
• Foreign-born: 29% · Canada
• Languages at home: 18% English-only · Spanish 81%

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: ▼ -23.00%
• Current HPI: 261.1606
• Rent YoY: ▼ -0.24%
• 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

-1.9% since first listed

17 events — show timeline

• 2026-02-18 Listed $105,000 MCALLENMLS
• 2025-09-01 Listed $105,000 MCALLENMLS
• 2025-07-26 Rental Removed $850 RENTSPREE
• 2025-07-04 Price Changed $105,000 MCALLENMLS
• 2025-06-26 Listed for Rent $850 RENTSPREE
• 2025-04-19 Listed $115,000 MCALLENMLS
• 2024-11-26 Sold (MLS) — MCALLENMLS
• 2024-11-19 Pending — MCALLENMLS
• 2024-10-18 Price Changed $88,000 MCALLENMLS
• 2024-08-07 Listed $95,000 MCALLENMLS
• 2024-08-05 Price Changed $95,000 MCALLENMLS
• 2024-06-29 Price Changed $87,000 MCALLENMLS
• 2024-05-27 Price Changed $89,000 MCALLENMLS
• 2024-05-15 Price Changed $95,000 MCALLENMLS
• 2024-03-30 Relisted — MCALLENMLS
• 2024-03-22 Pending — MCALLENMLS
• 2024-03-02 Listed $107,000 MCALLENMLS

Property tax history

+2.0%/yr

Latest (2025): $591 · +5.3% YoY. Source: county tax records.