129 Whisper Meadows Ln · Donna, TX 78537

$45,000

2 bd · 1.5 ba · 560 sqft · Manufactured public records · 342 Days on market

Built 1996 1,799 sqft lot $80/sqft · 59% below area $13/mo HOA · 2% of rent ↓ 10% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Charming 2-Bedroom, 1.5-Bath Home available in a Peaceful 55+ Community. Welcome to this delightful home located in a serene and friendly 55+ community. With spacious rooms and a well-designed layout, this property offers comfort and convenience for residents looking for a relaxed lifestyle. Two Cozy Bedrooms: Generously sized rooms with plenty of natural light, perfect for rest and relaxation. Community Amenities: Enjoy access to the community's clubhouses, social events, walking paths, and more! The community offers a low-maintenance, relaxed living experience with easy access to local shops, restaurants, and healthcare facilities. Make this charming home your new sanctuary! Possible owner finance.

Key facts

• 1,799 sq ft lot
• Parking
• Built 1996

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($690 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 342 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 342 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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.
8. 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.
9. 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: 1.53% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.51%
• DSCR: 1.91
• GRM: 5.4

CMA / ARV

• ARV (median comp): $137,592
• List price: $45,000
• Delta: -67.29%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 S Valley View Rd #5	0.07mi	1/1.0 (-1)	560 (0%)	3mo	$55,500	$99	87
159 Bubbling Brook St	0.02mi	1/1.0 (-1)	560 (0%)	7mo	$35,000	$63	86
134 Whisper Meadows Ln	0.03mi	1/1.0 (-1)	480 (-14%)	24mo	$59,500	$124	48

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: 39.6%
• Equity multiple: 4.04×
• Total profit: $38,249
• Equity at exit: $40,540

10-year hold

• IRR: 34.1%
• Equity multiple: 9.09×
• Total profit: $101,892
• 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: $690 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$19
• HOA: −$13
• Vacancy / Maint / Mgmt: −$145
• Net cashflow: $215

Break-even live

Break-even rent $417

Max offer price $45,000

Occupancy floor 64%

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	0.56mi
202 W South Ave Donna, TX	1.0	1.0	600	$895	$1.49	43d	1	0.90mi
306 E Roberts Ave Donna, TX	2.0	1.0	620	$550	$0.89	43d	1	1.03mi
109 W Business Highway 83 Donna, TX	2.0	1.0	672	$785	$1.17	43d	1	1.24mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 22 events

1. 2026-06-18
   days on market $45,000 Active 342 DOM
2. 2026-06-17
   days on market $45,000 Active 341 DOM
3. 2026-06-16
   days on market $45,000 Active 340 DOM
4. 2026-06-15
   days on market $45,000 Active 339 DOM
5. 2026-06-14
   days on market $45,000 Active 337 DOM
6. 2026-06-13
   days on market $45,000 Active 336 DOM
7. 2026-06-10
   days on market $45,000 Active 334 DOM
8. 2026-06-09
   days on market $45,000 Active 333 DOM
9. 2026-06-08
   days on market $45,000 Active 332 DOM
10. 2026-06-07
    days on market $45,000 Active 331 DOM
11. 2026-06-05
    days on market $45,000 Active 328 DOM
12. 2026-06-03
    days on market $45,000 Active 327 DOM
13. 2026-06-02
    days on market $45,000 Active 326 DOM
14. 2026-06-01
    days on market $45,000 Active 325 DOM
15. 2026-05-31
    days on market $45,000 Active 324 DOM
16. 2026-05-31
    days on market $45,000 Active 323 DOM
17. 2025-08-05
    price $45,000 709-char remark

    Show marketing remark (709 chars)

    Charming 2-Bedroom, 1.5-Bath Home available in a Peaceful 55+ Community. Welcome to this delightful home located in a serene and friendly 55+ community. With spacious rooms and a well-designed layout, this property offers comfort and convenience for residents looking for a relaxed lifestyle. Two Cozy Bedrooms: Generously sized rooms with plenty of natural light, perfect for rest and relaxation. Community Amenities: Enjoy access to the community's clubhouses, social events, walking paths, and more! The community offers a low-maintenance, relaxed living experience with easy access to local shops, restaurants, and healthcare facilities. Make this charming home your new sanctuary! Possible owner finance.

18. 2025-07-12
    historical $675
19. 2025-07-11
    listed $50,000 Active 709-char remark

    Show marketing remark (709 chars)

    Charming 2-Bedroom, 1.5-Bath Home available in a Peaceful 55+ Community. Welcome to this delightful home located in a serene and friendly 55+ community. With spacious rooms and a well-designed layout, this property offers comfort and convenience for residents looking for a relaxed lifestyle. Two Cozy Bedrooms: Generously sized rooms with plenty of natural light, perfect for rest and relaxation. Community Amenities: Enjoy access to the community's clubhouses, social events, walking paths, and more! The community offers a low-maintenance, relaxed living experience with easy access to local shops, restaurants, and healthcare facilities. Make this charming home your new sanctuary! Possible owner finance.

20. 2025-06-04
    listed $675
21. 2022-10-20
    soldstatus
22. 2010-04-06
    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: $740 · $62/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$84/yr (+$7/mo · 11.3%)

ⓘ 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 (shaded) · 68% 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: $8,275
• − Mortgage interest: −$2,521
• − Property taxes: −$740
• − Insurance: −$225
• − Repairs & maintenance: −$662
• − Management: −$662
• − HOA: −$156
• − Depreciation: −$1,309
• Taxable income: $2,001
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $2,105/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 — 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

-10.0% since first listed

6 events — show timeline

• 2025-08-05 Price Changed $45,000 MCALLENMLS
• 2025-07-12 Rental Removed $675 MCALLENMLS
• 2025-07-11 Listed $50,000 MCALLENMLS
• 2025-06-04 Listed for Rent $675 MCALLENMLS
• 2022-10-20 Sold (Public Records) — Public Records
• 2010-04-06 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $740 · +10.1% YoY. Source: county tax records.