8405 Azucena St · Muniz, TX 78537

$50,000

3 bd · 1.0 ba · 1,316 sqft · Manufactured public records · 27 Days on market

Built 1972 8,908 sqft lot ↓ 29% 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +1.1/10.0

Listing remarks

Looking for a fixer upper/flip home. Motivated buyers that can see beyond and see potential for this home.

Key facts

• 8,908 sq ft lot
• 2 parking spots
• Built 1972

Property features AI

Finance

• Other: Lot approximately 0.2045 acres (about 8,908 sq ft)
• HOA & community: No association

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car carport (attached)
• Utilities: Sewer: other
• Home design: Single-story mobile home community setting; Not new construction
• Construction: Frame/wood construction; Shingle roof; Other foundation
• Exterior features: Chain link fencing; Mature trees on lot; Paved road access

Interior

• Kitchen: No conveying appliances
• Flooring: No flooring specified
• Bathrooms: 1 full bathroom
• Interior features: No window coverings; Countertops: other / unspecified
• Laundry & utility: Water heater: none specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.4% vs local median 4.2% in Muniz — 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 48/100 on livability (#1,534 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment 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: Maria Alicia P Munoz El (math 10% / reading 11%, grade F, #4,243 of 4,322 statewide, top 98%, 754 students, 98% FRL); Veterans Middle (math 7% / reading 12%, grade F, #1,649 of 1,662 statewide, top 99%, 894 students, 100% FRL); Donna North H S (math 8% / reading 17%, grade F, #1,539 of 1,632 statewide, top 95%, 2,091 students, 100% FRL) — zoned schools average 99% FRL vs 48% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 327 active listings in the ZIP; 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 ($346 loan paydown + $5k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.53% ✓
• Cap rate: 21.35%
• Cash-on-cash: 53.78%
• DSCR: 3.39
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $106,596
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7302 Sequoia St	0.74mi	3/2.0	1,296 (-2%)	0mo	$105,000	$81	59

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: 62.0%
• Equity multiple: 5.50×
• Total profit: $63,036
• Equity at exit: $45,044

10-year hold

• IRR: 55.6%
• Equity multiple: 12.26×
• Total profit: $157,687
• Equity at exit: $97,139

Cash invested: $14,000 (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: 327
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $561

Break-even live

Break-even rent $557

Max offer price $50,000

Occupancy floor 51%

Sensitivity live

Price	-10% $589	-5% $575	+0% $561	+5% $547	+10% $533
Rent	-10% $461	-5% $511	+0% $561	+5% $611	+10% $661
Rate	-1.0pp $586	-0.5pp $574	base $561	+0.5pp $548	+1.0pp $535

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $50,000 Active 27 DOM
2. 2026-06-18
   days on market $50,000 Active 24 DOM
3. 2026-06-17
   days on market $50,000 Active 23 DOM
4. 2026-06-16
   days on market $50,000 Active 22 DOM
5. 2026-06-15
   days on market $50,000 Active 21 DOM
6. 2026-06-14
   days on market $50,000 Active 19 DOM
7. 2026-06-13
   days on market $50,000 Active 18 DOM
8. 2026-06-10
   days on market $50,000 Active 16 DOM
9. 2026-06-09
   days on market $50,000 Active 15 DOM
10. 2026-06-08
    days on market $50,000 Active 14 DOM
11. 2026-06-07
    days on market $50,000 Active 13 DOM
12. 2026-06-05
    days on market $50,000 Active 10 DOM
13. 2026-06-03
    days on market $50,000 Active 9 DOM
14. 2026-06-02
    days on market $50,000 Active 8 DOM
15. 2026-06-01
    days on market $50,000 Active 7 DOM
16. 2026-05-31
    days on market $50,000 Active 6 DOM
17. 2026-05-31
    days on market $50,000 Active 5 DOM
18. 2026-05-23
    listed $50,000 Active
19. 2024-06-03
    listed $70,000 Active
20. 1995-06-16
    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: $1,086 · $90/mo
• Projected year-2 tax: $1,086 · $90/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $15,204
• − Mortgage interest: −$2,801
• − Property taxes: −$1,086
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$1,455
• Taxable income: $6,383
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $5,200/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 — Muniz

• Score: 48/100
• State rank: #1534
• US rank: #26137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-28.6% since first listed

3 events — show timeline

• 2026-05-23 Listed $50,000 MCALLENMLS
• 2024-06-03 Listed $70,000 MCALLENMLS
• 1995-06-16 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,086 · +7.0% YoY. Source: county tax records.