1905 Johnson St · Perezville, TX 78572

$79,000

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 91 Days on market

Built 1984 5,001 sqft lot $78/sqft · 44% below area Est $140k · 44% under $46/mo HOA · 4% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 2-bathroom mobile home featuring recent updates and added conveniences. Interior highlights include newly installed flooring, creating a fresh and inviting living space. The home comes fully furnished, offering a move-in ready opportunity. The roof has been recently spray sealed for added durability and protection. Exterior features include two storage sheds, providing ample space for tools, equipment, or additional storage needs. The property offers two separate driveways, allowing for multiple vehicle parking and accommodating RV parking. Ideal for comfortable living or investment potential—schedule your showing today

Key facts

• Two storage sheds
• Fully furnished
• 5,001 sq ft lot

Tags

• NEWLY INSTALLED FLOORING
• FULLY FURNISHED
• RECENTLY SPRAY SEALED ROOF
• TWO STORAGE SHEDS
• TWO SEPARATE DRIVEWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 6.9% in Perezville — 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 64/100 on livability (#743 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 852 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask is 10094% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% 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 $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.47% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.53%
• DSCR: 1.82
• GRM: 5.7

CMA / ARV

• ARV (median comp): $140,138
• List price: $79,000
• Delta: -43.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Nap St	0.21mi	2/2.5	960 (-5%)	7mo	$70,000	$73	74
114 Doze St	0.23mi	2/1.5	1,084 (+8%)	3mo	$68,000	$63	72
7410 Birdie Dr	0.67mi	2/2.0	960 (-5%)	20mo	$99,900	$104	44
7211 Bogey Dr	0.74mi	2/2.0	896 (-11%)	6mo	$94,000	$105	42
7521 Par Dr	0.73mi	2/2.0	1,080 (+7%)	16mo	$112,900	$105	41

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 · 0.93% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.30×
• Total profit: $6,610
• Equity at exit: $11,779

10-year hold

• IRR: 15.2%
• Equity multiple: 2.11×
• Total profit: $24,559
• Equity at exit: $6,830

Cash invested: $22,120 (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 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,165 high
• Mortgage (P&I): −$414
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$33
• HOA: −$46
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $342

Break-even live

Break-even rent $733

Max offer price $79,000

Occupancy floor 66%

Sensitivity live

Price	-10% $386	-5% $364	+0% $342	+5% $319	+10% $297
Rent	-10% $249	-5% $295	+0% $342	+5% $388	+10% $434
Rate	-1.0pp $381	-0.5pp $362	base $342	+0.5pp $321	+1.0pp $300

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Kennedy St Mission, TX	2.0	2.0	1062	$1,300	$1.22	24d	1	0.04mi
7220 W Interstate Highway 2 Fl STW 4 WITH PORCH) FRONT UNIT Mission, TX	2.0	2.0	1104	$1,150	$1.04	44d	1	0.41mi
7220 W Interstate Highway 2 Fl STW 3 WITH NO BALCONY) Mission, TX	1.0	1.0	945	$895	$0.95	19d	1	0.41mi
7220 W Interstate Highway 2 Fl STW 1 WITH BALCONY) FRONT UNIT Mission, TX	1.0	1.0	945	$895	$0.95	44d	1	0.44mi
7220 W Interstate Highway 2 Unit 12 Mission, TX	2.0	2.0	1104	$995	$0.90	22d	1	0.44mi
7220 W Interstate Highway 2 Unit 20 Mission, TX	2.0	2.0	1104	$995	$0.90	44d	1	0.44mi
7220 W Interstate Highway 2 Unit 15 Mission, TX	1.0	1.0	945	$925	$0.98	44d	1	0.44mi
3717 Clavel St Unit 8 Palmview, TX	2.0	1.0	1005	$800	$0.80	44d	1	0.66mi
2503 Double Eagle Dr Mission, TX	2.0	2.0	840	$1,300	$1.55	44d	1	0.69mi
3711 Chapa AVE Palmview, TX	3.0	2.0	1050	$1,300	$1.24	44d	1	0.75mi
3711 Chapa AVE Palmview, TX	2.0	2.0	995	$1,150	$1.16	15d	1	0.75mi
3706 Chapa AVE Palmview, TX	2.0	2.0	864	$1,100	$1.27	44d	1	0.77mi
1905 Tierra Linda Cir W Mission, TX	3.0	2.0	1344	$2,000	$1.49	15d	1	1.30mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 26 events

1. 2026-06-18
   days on market $79,000 Active 91 DOM
2. 2026-06-17
   days on market $79,000 Active 90 DOM
3. 2026-06-16
   days on market $79,000 Active 89 DOM
4. 2026-06-15
   days on market $79,000 Active 88 DOM
5. 2026-06-14
   days on market $79,000 Active 86 DOM
6. 2026-06-13
   days on market $79,000 Active 85 DOM
7. 2026-06-10
   days on market $79,000 Active 83 DOM
8. 2026-06-09
   days on market $79,000 Active 82 DOM
9. 2026-06-08
   days on market $79,000 Active 81 DOM
10. 2026-06-07
    days on market $79,000 Active 80 DOM
11. 2026-06-05
    days on market $79,000 Active 77 DOM
12. 2026-06-03
    days on market $79,000 Active 76 DOM
13. 2026-06-02
    days on market $79,000 Active 75 DOM
14. 2026-06-01
    days on market $79,000 Active 74 DOM
15. 2026-05-31
    days on market $79,000 Active 73 DOM
16. 2026-05-31
    days on market $79,000 Active 72 DOM
17. 2026-03-31
    listed $775
18. 2026-03-19
    listed $79,000 Active 653-char remark

    Show marketing remark (653 chars)

    Charming 2-bedroom, 2-bathroom mobile home featuring recent updates and added conveniences. Interior highlights include newly installed flooring, creating a fresh and inviting living space. The home comes fully furnished, offering a move-in ready opportunity. The roof has been recently spray sealed for added durability and protection. Exterior features include two storage sheds, providing ample space for tools, equipment, or additional storage needs. The property offers two separate driveways, allowing for multiple vehicle parking and accommodating RV parking. Ideal for comfortable living or investment potential—schedule your showing today

19. 2023-11-20
    soldstatus Sold 341-char remark

    Show marketing remark (341 chars)

    Investment opportunity located in Enchanted Valley Ranch, this 2 bedroom, 2 bath mobile home is fully furnished. All kitchen appliances convey along with the washer & dryer. Low maintenance rock yard with orange & grapefruit trees, storage shed and additional concrete slab for RV/travel trailer parking. Schedule your showing today!

20. 2023-11-05
    status Pending 341-char remark

    Show marketing remark (341 chars)

    Investment opportunity located in Enchanted Valley Ranch, this 2 bedroom, 2 bath mobile home is fully furnished. All kitchen appliances convey along with the washer & dryer. Low maintenance rock yard with orange & grapefruit trees, storage shed and additional concrete slab for RV/travel trailer parking. Schedule your showing today!

21. 2023-11-02
    listed $43,000 Active 341-char remark

    Show marketing remark (341 chars)

    Investment opportunity located in Enchanted Valley Ranch, this 2 bedroom, 2 bath mobile home is fully furnished. All kitchen appliances convey along with the washer & dryer. Low maintenance rock yard with orange & grapefruit trees, storage shed and additional concrete slab for RV/travel trailer parking. Schedule your showing today!

22. 2023-06-11
    price $65,000
23. 2023-03-08
    price $69,900
24. 2023-02-04
    listed $72,000 Active
25. 2008-03-13
    soldstatus
26. 2004-11-29
    soldstatus

ⓘ 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: $1,027 · $86/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$419/yr (+$35/mo · 40.8%)

ⓘ 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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $13,979
• − Mortgage interest: −$4,425
• − Property taxes: −$1,027
• − Insurance: −$395
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − HOA: −$552
• − Depreciation: −$2,298
• Taxable income: $3,045
• Est. tax owed @ 24.0%: −$731
• After-tax cash flow: $3,367/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: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — Perezville

• Score: 64/100
• State rank: #743
• US rank: #13748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perezville, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 78,024
• Household income: $54,298
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1714.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 47% White 12% Asian 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Slovak 1% Portuguese 0%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 22% English-only · Spanish 76%

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: ▼ -62.35%
• Current HPI: 209.3573
• Rent YoY: ▲ 0.93%
• 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

+9.7% since first listed

10 events — show timeline

• 2026-03-31 Listed for Rent $775 MCALLENMLS
• 2026-03-19 Listed $79,000 MCALLENMLS
• 2023-11-20 Sold (MLS) — MCALLENMLS
• 2023-11-05 Pending — MCALLENMLS
• 2023-11-02 Listed $43,000 MCALLENMLS
• 2023-06-11 Price Changed $65,000 MCALLENMLS
• 2023-03-08 Price Changed $69,900 MCALLENMLS
• 2023-02-04 Listed $72,000 MCALLENMLS
• 2008-03-13 Sold (Public Records) — Public Records
• 2004-11-29 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,027 · +13.5% YoY. Source: county tax records.