604 N Victoria Rd Unit 9MM1RZ · Donna, TX 78537

$119,900

3 bd · 2.0 ba · 1,493 sqft · Manufactured · 243 Days on market

Manufactured home Built 2026 Excellent condition $80/sqft · 7% below area Est $129k · 7% under

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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).

• ARV discount +10.5/15.0
• Cash flow +8.2/30.0
• Appreciation +7.5/10.0
• Condition / age +4.8/5.0
• Livability +2.7/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +2.2/10.0
• Schools +1.7/10.0
• Manufactured-home adj. -3.4

Listing remarks MLS

3/2 over 1500sq ft. Family friendly floor plan with designer touches everywhere. Island kitchen with stainless appliances and a farmhouse sink. Beautifully painted walls with incredible light from all of the upgrade low-e windows, and upgrade flooring. Price includes, delivery and set-up, caliche pad, vapor barrier, Central A/C and Heat, (2) 4x4 decks and upgrade vinyl skirting, plus our award winning in house service! MSRP- $127,900 Sale Price $119,900!

Key facts

• Stainless appliances
• Modern floor plan
• Built 2026

Tags

• MODERN FLOOR PLAN
• ENERGY EFFICIENT WINDOWS
• STAINLESS APPLIANCES
• AWARD-WINNING SERVICE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (24.5% below list).
• Recommended offer: $91k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.0% 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: crime F, amenities F, commute 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: T Price El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 417 students, 97% FRL); W A Todd Middle (math 9% / reading 22%, grade F, #1,556 of 1,662 statewide, top 94%, 693 students, 92% FRL); Donna H S (math 16% / reading 21%, grade F, #1,436 of 1,632 statewide, top 88%, 2,095 students, 92% FRL) — zoned schools average 94% FRL vs 48% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 432 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 81% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $90,513 (24.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $128,615
• List price: $119,900
• Delta: -6.78%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1706 Foxtail St	1.21mi	3/2.0	1,516 (+2%)	0mo	$260,000	$172	62
1908 W Washington St	1.35mi	3/2.0	1,484 (-1%)	3mo	$178,000	$120	62
2401 Blue Sky Dr	1.39mi	3/2.0	1,550 (+4%)	3mo	$271,000	$175	56
3417 Kerps St	1.17mi	3/2.5	1,446 (-3%)	2mo	$259,000	$179	56
2109 Zinnia St	1.31mi	3/2.5	1,595 (+7%)	2mo	$267,900	$168	50
212 S 26th St	0.87mi	2/1.0 (-1)	1,416 (-5%)	1mo	$138,000	$97	46
2112 Blue Sky Dr	1.39mi	4/2.0 (+1)	1,614 (+8%)	0mo	$271,000	$168	46
2214 W Taft St	1.23mi	3/2.0	1,299 (-13%)	3mo	$185,000	$142	41
3098 Briggs Rd #1	1.20mi	3/2.0	1,193 (-20%)	3mo	$140,000	$117	38
2221 Blue Sky Dr	1.33mi	3/2.5	1,750 (+17%)	2mo	$287,000	$164	36
523 N 12th St	1.26mi	4/2.0 (+1)	1,196 (-20%)	2mo	$160,000	$134	34
612 S 21st St	1.29mi	2/2.5 (-1)	1,128 (-24%)	3mo	$189,900	$168	31

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: 21.4%
• Equity multiple: 2.73×
• Total profit: $58,082
• Equity at exit: $108,015

10-year hold

• IRR: 19.3%
• Equity multiple: 6.27×
• Total profit: $176,757
• Equity at exit: $232,939

Cash invested: $33,572 (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 →

Active competition Active MLS

• For sale now: 14 active
• Median asking: $96,900 ($78/sqft)
• Median days on market: 816 d
• This list price: 79% of active listings are priced below it
• ARV vs active asking: +10.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78537

• Home prices YoY: 5.8%
• Active inventory: 432
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $905 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $-114

Break-even live

Break-even rent $1,049

Max offer price $103,469

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-72	+0% $-114	+5% $-155	+10% $-196
Rent	-10% $-185	-5% $-149	+0% $-114	+5% $-78	+10% $-42
Rate	-1.0pp $-53	-0.5pp $-83	base $-114	+0.5pp $-145	+1.0pp $-176

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: $29,975
• Closing costs: $3,597
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2607 E North Ave Donna, TX	1.0–3.0	1.0–2.0	1050	$1,150	$1.10	16d	6	0.27mi
602 N Victoria Rd Donna, TX	3.0	2.0	1033	$1,431	$1.39	16d	1	0.47mi
3707 U.S. 83 Business Unit 333 Donna, TX	3.0	2.0	960	$899	$0.94	93d	1	0.90mi
3707 U.S. 83 Business Unit 442 Donna, TX	3.0	2.0	960	$799	$0.83	93d	1	0.90mi
3707 U.S. 83 Business Unit 464 Donna, TX	3.0	2.0	960	$799	$0.83	16d	1	0.90mi
3707 U.S. 83 Business Unit 431 Donna, TX	3.0	2.0	960	$799	$0.83	72d	1	0.90mi
2705 Woodpecker Rd Unit 2 Weslaco, TX	2.0	2.0	1020	$1,200	$1.18	72d	1	0.91mi
2609 Woodpecker Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	72d	1	0.96mi
2604 Woodpecker Rd Unit 2 Weslaco, TX	2.0	2.0	1068	$1,200	$1.12	63d	1	0.96mi
2605 Woodpecker Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,300	$1.10	72d	1	0.97mi
503 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1000	$1,300	$1.30	70d	1	0.99mi
2608 Mockingbird Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,380	$1.17	70d	1	1.02mi
2613 Mockingbird Rd Unit D Weslaco, TX	2.0	2.0	973	$1,200	$1.23	93d	1	1.02mi
412 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	72d	1	1.02mi
408 Sparrow Rd #4 Weslaco, TX	3.0	2.0	1185	$1,400	$1.18	63d	1	1.03mi
700 Oriole Rd #2 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	93d	1	1.06mi
3099 Briggs Rd Weslaco, TX	2.0	2.0	995	$1,200	$1.21	16d	1	1.19mi
3086 Briggs Rd Unit B Midway South, TX	2.0	3.0	1050	$1,300	$1.24	72d	1	1.19mi
2013 Canyon Dr Unit 4 Weslaco, TX	3.0	2.0	1111	$1,200	$1.08	72d	1	1.21mi
2103 Taft St Unit 4 Weslaco, TX	3.0	2.0	1111	$1,095	$0.99	93d	1	1.23mi
1721 Harrison St Weslaco, TX	2.0	2.0	1005	$1,025	$1.02	93d	1	1.32mi

Listing history 50 events

1. 2026-08-08
   days on market $119,900 Active 243 DOM
2. 2026-08-07
   days on market $119,900 Active 242 DOM
3. 2026-08-06
   days on market $119,900 Active 241 DOM
4. 2026-08-05
   days on market $119,900 Active 240 DOM
5. 2026-08-04
   days on market $119,900 Active 239 DOM
6. 2026-08-03
   days on market $119,900 Active 238 DOM
7. 2026-07-31
   days on market $119,900 Active 235 DOM
8. 2026-07-30
   days on market $119,900 Active 234 DOM
9. 2026-07-29
   days on market $119,900 Active 233 DOM
10. 2026-07-27
    days on market $119,900 Active 231 DOM
11. 2026-07-25
    days on market $119,900 Active 229 DOM
12. 2026-07-23
    days on market $119,900 Active 227 DOM
13. 2026-07-22
    days on market $119,900 Active 226 DOM
14. 2026-07-21
    days on market $119,900 Active 225 DOM
15. 2026-07-18
    days on market $119,900 Active 222 DOM
16. 2026-07-16
    days on market $119,900 Active 220 DOM
17. 2026-07-16
    days on market $119,900 Active 219 DOM
18. 2026-07-14
    days on market $119,900 Active 218 DOM
19. 2026-07-13
    days on market $119,900 Active 217 DOM
20. 2026-07-12
    days on market $119,900 Active 216 DOM
21. 2026-07-11
    days on market $119,900 Active 215 DOM
22. 2026-07-10
    days on market $119,900 Active 214 DOM
23. 2026-07-09
    days on market $119,900 Active 213 DOM
24. 2026-07-07
    days on market $119,900 Active 211 DOM
25. 2026-07-06
    days on market $119,900 Active 210 DOM
26. 2026-07-05
    days on market $119,900 Active 209 DOM
27. 2026-07-04
    days on market $119,900 Active 208 DOM
28. 2026-07-03
    days on market $119,900 Active 207 DOM
29. 2026-07-02
    days on market $119,900 Active 206 DOM
30. 2026-07-01
    days on market $119,900 Active 205 DOM
31. 2026-06-30
    days on market $119,900 Active 204 DOM
32. 2026-06-29
    days on market $119,900 Active 203 DOM
33. 2026-06-28
    days on market $119,900 Active 202 DOM
34. 2026-06-28
    days on market $119,900 Active 201 DOM
35. 2026-06-27
    days on market $119,900 Active 200 DOM
36. 2026-06-25
    days on market $119,900 Active 198 DOM
37. 2026-06-23
    days on market $119,900 Active 196 DOM
38. 2026-06-21
    days on market $119,900 Active 195 DOM
39. 2026-06-18
    days on market $119,900 Active 192 DOM
40. 2026-06-17
    days on market $119,900 Active 191 DOM
41. 2026-06-16
    days on market $119,900 Active 190 DOM
42. 2026-06-15
    days on market $119,900 Active 189 DOM
43. 2026-06-14
    days on market $119,900 Active 187 DOM
44. 2026-06-13
    days on market $119,900 Active 186 DOM
45. 2026-06-10
    days on market $119,900 Active 184 DOM
46. 2026-06-09
    days on market $119,900 Active 183 DOM
47. 2026-06-08
    days on market $119,900 Active 182 DOM
48. 2026-06-07
    days on market $119,900 Active 181 DOM
49. 2026-06-05
    days on market $119,900 Active 178 DOM
50. 2026-06-03
    days on market $119,900 Active 177 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,862
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$869
• − Management: −$869
• − Depreciation: −$3,488
• Taxable loss: −$3,479
• Est. tax savings @ 24.0%: +$835
• After-tax cash flow: $-528/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

Excellent 95/100 None rehab

This manufactured home is in excellent condition with no visible repairs needed. It offers a good balance of modern amenities and curb appeal, making it a strong candidate for both resale and rental markets.

Value-add opportunities

• Resale Painting the exterior siding — Enhances curb appeal and can add value ↑
• Resale Landscaping the front yard — Improves curb appeal and adds value ↑
• Both Upgrading the flooring in the bedrooms — Enhances the look and feel of the home, increasing both resale and rental value ↑

F Composite school gradezoned avg 17/100

Zoned Schools

Elementary T Price El F TX #3,836/4,322 Nat'l #35,191/41,679 Middle W A Todd Middle F TX #1,556/1,662 Nat'l #12,557/14,009 High Donna H S F TX #1,436/1,632 Nat'l #14,713/17,239

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

D Composite livability gradescore 54/100

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

• County: Hidalgo · 955,232 people
• City population: 51,346
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 51,346
• Household income: $36,331
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 9% of renters

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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%

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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%

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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

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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

+9.1% since first listed

4 events — show timeline

• 2026-01-14 Price Changed $119,900 Zillow
• 2026-01-14 Relisted — Zillow
• 2024-06-20 Delisted — Zillow
• 2024-05-14 Listed $109,900 Zillow