8204 Jubilee Blvd · Muniz, TX 78542

$134,000

3 bd · 1.0 ba · 1,152 sqft · Manufactured public records · 129 Days on market

Built 1999 0.50 ac lot

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Why this score? — see what drove the D+ 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this 1/2 acre lot featuring a 4 bedroom and 2 bath mobile home featuring a covered porch area in the front of the home. It has a great space along with a covered workspace and a storage building a long with it as well. Take a look today before it's too late !

Key facts

• Storage building
• Covered porch area
• Covered workspace

Tags

• COVERED PORCH AREA
• COVERED WORKSPACE
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $134k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $133k (1.1% below list).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#1,534 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment 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: Daniel Singleterry Sr (math 8% / reading 10%, grade F, #4,293 of 4,322 statewide, top 99%, 553 students, 99% FRL); Dora M Sauceda Middle (math 12% / reading 23%, grade F, #1,507 of 1,662 statewide, top 91%, 660 students, 100% FRL); Donna North H S (math 8% / reading 17%, grade F, #1,539 of 1,632 statewide, top 95%, 2,091 students, 100% FRL) — zoned schools average 99% FRL vs 48% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 1011 active listings in the ZIP; 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 $926 of loan paydown is wiped out by about $4k 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 129 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $134k implies a 269% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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. 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?
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: 0.99% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.54×
• Total profit: $-17,358
• Equity at exit: $19,980

10-year hold

• IRR: -9.8%
• Equity multiple: 0.48×
• Total profit: $-19,473
• Equity at exit: $11,586

Cash invested: $37,520 (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 78542

• Home prices YoY: -13.4%
• Rents YoY: -1.1%
• Active inventory: 1011
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$703
• Tax from tax record: −$159 /mo · $1,911/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $129

Break-even live

Break-even rent $1,162

Max offer price $134,000

Occupancy floor 85%

Sensitivity live

Price	-10% $205	-5% $167	+0% $129	+5% $91	+10% $53
Rent	-10% $24	-5% $77	+0% $129	+5% $181	+10% $234
Rate	-1.0pp $197	-0.5pp $163	base $129	+0.5pp $94	+1.0pp $59

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $134,000 Active 129 DOM
2. 2026-06-18
   days on market $134,000 Active 126 DOM
3. 2026-06-17
   days on market $134,000 Active 125 DOM
4. 2026-06-16
   days on market $134,000 Active 124 DOM
5. 2026-06-15
   days on market $134,000 Active 123 DOM
6. 2026-06-14
   days on market $134,000 Active 121 DOM
7. 2026-06-13
   pricedays on market $134,000 Active 120 DOM
8. 2026-06-10
   days on market $135,000 Active 118 DOM
9. 2026-06-09
   days on market $135,000 Active 117 DOM
10. 2026-06-08
    days on market $135,000 Active 116 DOM
11. 2026-06-07
    days on market $135,000 Active 115 DOM
12. 2026-06-05
    days on market $135,000 Active 112 DOM
13. 2026-06-03
    days on market $135,000 Active 111 DOM
14. 2026-06-02
    days on market $135,000 Active 110 DOM
15. 2026-06-01
    days on market $135,000 Active 109 DOM
16. 2026-05-31
    days on market $135,000 Active 108 DOM
17. 2026-05-31
    days on market $135,000 Active 107 DOM
18. 2026-05-05
    price $135,000 274-char remark

    Show marketing remark (274 chars)

    Take a look at this 1/2 acre lot featuring a 4 bedroom and 2 bath mobile home featuring a covered porch area in the front of the home. It has a great space along with a covered workspace and a storage building a long with it as well. Take a look today before it's too late !

19. 2026-02-11
    listed $145,000 Active 274-char remark

    Show marketing remark (274 chars)

    Take a look at this 1/2 acre lot featuring a 4 bedroom and 2 bath mobile home featuring a covered porch area in the front of the home. It has a great space along with a covered workspace and a storage building a long with it as well. Take a look today before it's too late !

20. 2025-03-19
    listed $145,000 Active
21. 2008-03-14
    soldstatus
22. 2007-11-06
    soldstatus $36,272

ⓘ 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: $1,911 · $159/mo
• Projected year-2 tax: $2,452 · $204/mo
• Expected delta: +$542/yr (+$45/mo · 28.3%)

ⓘ 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 9/10 Extreme
• 🌡 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: $15,902
• − Mortgage interest: −$7,506
• − Property taxes: −$1,911
• − Insurance: −$670
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$3,898
• Taxable loss: −$627
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $1,700/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 — Muniz

• Score: 48/100
• State rank: #1534
• US rank: #26137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muniz, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 89,401
• Household income: $55,243
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1240.0

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 59% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 25% · 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: ▼ -34.17%
• Current HPI: 220.921
• Rent YoY: ▼ -1.07%
• 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

+272.2% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $135,000 MCALLENMLS
• 2026-02-11 Listed $145,000 MCALLENMLS
• 2025-03-19 Listed $145,000 MCALLENMLS
• 2008-03-14 Sold (Public Records) — Public Records
• 2007-11-06 Sold (Public Records) $36,272 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,911 · +15.2% YoY. Source: county tax records.