215 S Valley View Rd #115 · Donna, TX 78537

$45,000

1 bd · 1.0 ba · 535 sqft · Manufactured · 79 Days on market

Built 1998 Fair condition 1,799 sqft lot $84/sqft · at area comps Est $47k · at est. $13/mo HOA · 2% of rent

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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 +9.7/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.1/10.0

Listing remarks MLS

Well maintained Park Model -CaV C, home in Quiet Village 55 and over mobile park. ready for its new Owner. Being sold "AS IS", fully furnished including refrigerator, gas stove, washer, dryer and 2 storage sheds one used as laundry area. HOme is equipped with handicapped ramp, and covered deck in back to enjoy early morning coffee or afternoon sunsets. PLEASE NOTE NO INVESTORS PER HOA REGULATIONS. For more information or showings contact Denise at [phone].

Key facts

• Covered deck
• Park model home
• Fully furnished

Tags

• PARK MODEL HOME
• FULLY FURNISHED
• COVERED DECK
• STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($694 rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $5k of equity ($311 loan paydown + $4k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.54% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 5.4

CMA / ARV

• ARV (median comp): $47,324
• List price: $45,000
• Delta: -4.91%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 S Valley View Rd #5	0.00mi	1/1.0	560 (+5%)	3mo	$55,500	$99	90
159 Bubbling Brook St	0.07mi	1/1.0	560 (+5%)	7mo	$35,000	$63	83
134 Whisper Meadows Ln	0.04mi	1/1.0	480 (-10%)	24mo	$59,500	$124	61
49 Nutmeg Ct	0.73mi	1/1.0	560 (+5%)	21mo	$42,000	$75	41

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: 35.4%
• Equity multiple: 3.75×
• Total profit: $34,609
• Equity at exit: $40,540

10-year hold

• IRR: 30.5%
• Equity multiple: 8.47×
• Total profit: $94,139
• Equity at exit: $87,425

Cash invested: $12,600 (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: 5.4×

Monthly cashflow live

• Estimated rent: $694 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$13
• Vacancy / Maint / Mgmt: −$146
• Net cashflow: $158

Break-even live

Break-even rent $494

Max offer price $45,000

Occupancy floor 72%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 S Val Verde Rd Unit 2 Donna, TX	1.0	1.0	540	$600	$1.11	43d	1	0.63mi
202 W South Ave Donna, TX	1.0	1.0	600	$895	$1.49	43d	1	0.81mi
306 E Roberts Ave Donna, TX	2.0	1.0	620	$550	$0.89	43d	1	0.97mi
109 W Business Highway 83 Donna, TX	2.0	1.0	672	$785	$1.17	43d	1	1.32mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: gas

Listing history 18 events

1. 2026-06-18
   days on market $45,000 Active 79 DOM
2. 2026-06-17
   days on market $45,000 Active 78 DOM
3. 2026-06-16
   days on market $45,000 Active 77 DOM
4. 2026-06-15
   days on market $45,000 Active 76 DOM
5. 2026-06-14
   days on market $45,000 Active 74 DOM
6. 2026-06-13
   days on market $45,000 Active 73 DOM
7. 2026-06-10
   days on market $45,000 Active 71 DOM
8. 2026-06-09
   days on market $45,000 Active 70 DOM
9. 2026-06-08
   days on market $45,000 Active 69 DOM
10. 2026-06-07
    days on market $45,000 Active 68 DOM
11. 2026-06-05
    days on market $45,000 Active 65 DOM
12. 2026-06-03
    days on market $45,000 Active 64 DOM
13. 2026-06-02
    days on market $45,000 Active 63 DOM
14. 2026-06-01
    days on market $45,000 Active 62 DOM
15. 2026-05-31
    days on market $45,000 Active 61 DOM
16. 2026-05-31
    days on market $45,000 Active 60 DOM
17. 2026-03-31
    listed $45,000 Active 476-char remark

    Show marketing remark (402 chars)

    Well maintained Park Model home in Quiet Village 55 and over mobile park. ready for its new Owner. Being sold "AS IS", fully furnished including refrigerator, gas stove, washer, dryer and 2 storage sheds one used as laundry area. HOme is equipped with handicapped ramp, and covered deck in back to enjoy early morning coffee or afternoon sunsets. PLEASE NOTE NO INVESTORS PER HOA REGULATIONS.

18. 2026-03-31
    listed $45,000 Active 402-char remark

    Show marketing remark (402 chars)

    Well maintained Park Model home in Quiet Village 55 and over mobile park. ready for its new Owner. Being sold "AS IS", fully furnished including refrigerator, gas stove, washer, dryer and 2 storage sheds one used as laundry area. HOme is equipped with handicapped ramp, and covered deck in back to enjoy early morning coffee or afternoon sunsets. PLEASE NOTE NO INVESTORS PER HOA REGULATIONS.

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $8,326
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$1,022
• − Repairs & maintenance: −$666
• − Management: −$666
• − HOA: −$156
• − Depreciation: −$1,309
• Taxable income: $1,310
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $1,577/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

Fair 45/100 Cosmetic rehab

This park model home is in fair condition with minor repairs and maintenance needed. Upgrades to paint, carpet, and cabinets would significantly enhance its value for both resale and rental.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom shower curtain — Needs cleaning
• Minor Deck and siding — Weathered appearance
• Minor Carpeted floors — Wear visible
• Minor Paint — Faded appearance

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn carpet — New carpet improves comfort and appearance
• Both Deep clean exterior siding — Clean siding enhances curb appeal and reflects better maintenance
• Both Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics
• Both Replace worn bathroom shower curtain — Fresh shower curtain enhances cleanliness and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom shower curtain · Needs cleaning	Minor	$500–3,000
Deck and siding · Weathered appearance	Minor	$500–3,000
Carpeted floors · Wear visible	Minor	$500–3,000
Paint · Faded appearance	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn carpet — New carpet improves comfort and appearance ↑
• Both Deep clean exterior siding — Clean siding enhances curb appeal and reflects better maintenance ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Replace worn bathroom shower curtain — Fresh shower curtain enhances cleanliness and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-31 Listed $45,000 MCALLENMLS
• 2026-03-31 Listed $45,000 RGVMLS