128 Nap St · Perezville, TX 78572

$70,000

3 bd · 2.0 ba · 1,660 sqft · Manufactured public records · 38 Days on market

Built 1990 4,999 sqft lot $42/sqft · 35% below area Est $107k · 35% under ↓ 21% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Discover comfort and convenience in this well-maintained 2-bedroom, 2-bath manufactured home featuring a versatile bonus room with its own window climate control and a secondary living area. Located in a quiet 55+ neighborhood with easy access to the interstate, shopping, and dining, this home offers a relaxed and connected lifestyle. The open-concept floor plan provides seamless flow between the living, dining, and kitchen areas—ideal for everyday living or entertaining guests. A mix of laminate and carpet flooring adds warmth and functionality throughout. The spacious bonus room (or Texas room) is perfect for hobbies, hosting visitors, or simply unwinding in your own private retreat

Key facts

• Two covered carports
• Bonus room
• 4,999 sq ft lot

Tags

• BONUS ROOM
• SECONDARY LIVING AREA
• EASY ACCESS TO INTERSTATE
• OPEN-CONCEPT FLOOR PLAN
• LAMINATE AND CARPET FLOORING
• TWO COVERED CARPORTS

Property features AI

Finance

• Other: Lot dimensions approximately 50 x 100 (about 0.1148 acres)
• HOA & community: No association

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car carport; Garage faces side
• Utilities: Sewer: MUD
• Home design: Own lot; Paved road access; Senior community
• Construction: Vinyl siding; Pillar/post/pier foundation; Metal roof; Building area about 1,660
• Exterior features: Rock yard; Covered patio; Curbs

Interior

• Kitchen: Electric cooktop; Refrigerator; Electric water heater
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vinyl flooring; Laminate countertops; Drapes
• Laundry & utility: Laundry area with washer/dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Henry B Gonzalez El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 490 students, 91% FRL); Ann Richards Middle (math 21% / reading 30%, grade F, #1,236 of 1,662 statewide, top 76%, 729 students, 96% FRL); La Joya H S (math 16% / reading 32%, grade F, #1,333 of 1,632 statewide, top 82%, 2,775 students, 92% FRL) — zoned schools average 93% FRL vs 54% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 852 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 30% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($68k) 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

• Climate carrying-cost: major flood risk; severe wind risk, 94% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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. 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.
5. 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.
6. 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: 1.94% ✓
• Cap rate: 16.42%
• Cash-on-cash: 36.18%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (median comp): $107,000
• List price: $70,000
• Delta: -34.58%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 2.20×
• Total profit: $23,540
• Equity at exit: $10,437

10-year hold

• IRR: 35.7%
• Equity multiple: 3.97×
• Total profit: $58,126
• Equity at exit: $6,052

Cash invested: $19,600 (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 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$367
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $591

Break-even live

Break-even rent $611

Max offer price $70,000

Occupancy floor 52%

Sensitivity live

Price	-10% $631	-5% $611	+0% $591	+5% $571	+10% $551
Rent	-10% $484	-5% $537	+0% $591	+5% $645	+10% $698
Rate	-1.0pp $626	-0.5pp $609	base $591	+0.5pp $573	+1.0pp $554

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Kennedy St Mission, TX	2.0	2.0	1062	$1,300	$1.22	25d	1	0.22mi
7220 W Interstate Highway 2 Fl STW 4 WITH PORCH) FRONT UNIT Mission, TX	2.0	2.0	1104	$1,150	$1.04	45d	1	0.41mi
7220 W Interstate Highway 2 Unit 20 Mission, TX	2.0	2.0	1104	$995	$0.90	45d	1	0.45mi
7220 W Interstate Highway 2 Unit 12 Mission, TX	2.0	2.0	1104	$995	$0.90	22d	1	0.45mi
3711 Chapa AVE Palmview, TX	3.0	2.0	1050	$1,300	$1.24	45d	1	0.76mi
1905 Tierra Linda Cir W Mission, TX	3.0	2.0	1344	$2,000	$1.49	15d	1	1.12mi

Listing history 21 events

1. 2026-06-22
   days on market $70,000 Active 38 DOM
2. 2026-06-18
   days on market $70,000 Active 35 DOM
3. 2026-06-17
   days on market $70,000 Active 34 DOM
4. 2026-06-16
   days on market $70,000 Active 33 DOM
5. 2026-06-15
   days on market $70,000 Active 32 DOM
6. 2026-06-14
   days on market $70,000 Active 30 DOM
7. 2026-06-13
   days on market $70,000 Active 29 DOM
8. 2026-06-10
   days on market $70,000 Active 27 DOM
9. 2026-06-09
   days on market $70,000 Active 26 DOM
10. 2026-06-08
    days on market $70,000 Active 25 DOM
11. 2026-06-07
    days on market $70,000 Active 24 DOM
12. 2026-06-05
    days on market $70,000 Active 21 DOM
13. 2026-06-03
    days on market $70,000 Active 20 DOM
14. 2026-06-02
    days on market $70,000 Active 19 DOM
15. 2026-06-01
    days on market $70,000 Active 18 DOM
16. 2026-05-31
    days on market $70,000 Active 17 DOM
17. 2026-05-31
    days on market $70,000 Active 16 DOM
18. 2026-05-15
    listed $70,000 Active 987-char remark
19. 2025-11-05
    listed $89,000 Active
20. 2022-03-14
    soldstatus
21. 2019-03-20
    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: $1,033 · $86/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$248/yr (+$21/mo · 24.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 84% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 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: $16,303
• − Mortgage interest: −$3,921
• − Property taxes: −$1,033
• − Insurance: −$350
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$2,036
• Taxable income: $6,354
• Est. tax owed @ 24.0%: −$1,525
• After-tax cash flow: $5,566/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

-21.3% since first listed

4 events — show timeline

• 2026-05-15 Listed $70,000 MCALLENMLS
• 2025-11-05 Listed $89,000 MCALLENMLS
• 2022-03-14 Sold (Public Records) — Public Records
• 2019-03-20 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,033 · -1.4% YoY. Source: county tax records.