3715 Mondego Dr · Edinburg, TX 78542

$45,000

1 bd · 1.0 ba · 408 sqft · Manufactured public records · 80 Days on market

Built 2000 1,281 sqft lot $110/sqft · 64% above area $8/mo HOA · 1% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained home located in a desirable 55+ community, offering comfort, functionality, and low-maintenance living. This cozy residence features an open living and dining area with abundant natural light, perfect for relaxing or entertaining. The home includes a spacious bedroom with built-in storage and a full bathroom with a tub/shower combo. The kitchen offers ample cabinet space and flows seamlessly into the main living area. Step outside to enjoy a covered patio area, ideal for morning coffee or evening relaxation. The property also features a convenient outdoor laundry setup with washer and dryer included, as well as additional storage sheds for tools or seasonal items. With its practical layout, outdoor space, and peaceful community setting, this home is a great opportunity for comfortable and affordable living. Lot is included with the sale! HOA is anual.

Key facts

• Covered patio area
• 1,281 sq ft lot
• Garage

Tags

• OPEN LIVING AND DINING AREA
• COVERED PATIO AREA
• OUTDOOR LAUNDRY SETUP
• ADDITIONAL STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($828 rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 2.4% in Edinburg — 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 (#784 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• Edinburg CISD (urban): math 20% / reading 34% proficiency, ranked #699 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.1%/yr); 1003 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent is only 18% of the median local income ($55k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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 + 0.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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 D-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: 1.84% ✓
• Cap rate: 16.22%
• Cash-on-cash: 35.47%
• DSCR: 2.58
• GRM: 4.5

CMA / ARV

• ARV (median comp): $27,391
• List price: $45,000
• Delta: 64.29%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2651 Alexander Dumas Dr W	0.11mi	1/1.0	408 (0%)	23mo	$39,900	$98	76

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 2.11×
• Total profit: $13,997
• Equity at exit: $6,710

10-year hold

• IRR: 33.5%
• Equity multiple: 3.65×
• Total profit: $33,333
• Equity at exit: $3,891

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 78542

• Home prices YoY: -13.4%
• Rents YoY: -1.1%
• Active inventory: 1003
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $828 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$19 /mo · $227/yr
• Insurance: −$19
• HOA: −$8
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $372

Break-even live

Break-even rent $356

Max offer price $45,000

Occupancy floor 50%

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: —

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 17 events

1. 2026-06-18
   days on market $45,000 Active 80 DOM
2. 2026-06-17
   days on market $45,000 Active 79 DOM
3. 2026-06-16
   days on market $45,000 Active 78 DOM
4. 2026-06-15
   days on market $45,000 Active 77 DOM
5. 2026-06-14
   days on market $45,000 Active 75 DOM
6. 2026-06-13
   days on market $45,000 Active 74 DOM
7. 2026-06-10
   days on market $45,000 Active 72 DOM
8. 2026-06-09
   days on market $45,000 Active 71 DOM
9. 2026-06-08
   days on market $45,000 Active 70 DOM
10. 2026-06-07
    days on market $45,000 Active 69 DOM
11. 2026-06-03
    days on market $45,000 Active 65 DOM
12. 2026-06-02
    days on market $45,000 Active 64 DOM
13. 2026-06-01
    days on market $45,000 Active 63 DOM
14. 2026-05-31
    days on market $45,000 Active 62 DOM
15. 2026-05-31
    days on market $45,000 Active 61 DOM
16. 2026-03-30
    listed $45,000 Active 901-char remark

    Show marketing remark (901 chars)

    Welcome to this well-maintained home located in a desirable 55+ community, offering comfort, functionality, and low-maintenance living. This cozy residence features an open living and dining area with abundant natural light, perfect for relaxing or entertaining. The home includes a spacious bedroom with built-in storage and a full bathroom with a tub/shower combo. The kitchen offers ample cabinet space and flows seamlessly into the main living area. Step outside to enjoy a covered patio area, ideal for morning coffee or evening relaxation. The property also features a convenient outdoor laundry setup with washer and dryer included, as well as additional storage sheds for tools or seasonal items. With its practical layout, outdoor space, and peaceful community setting, this home is a great opportunity for comfortable and affordable living. Lot is included with the sale! HOA is anual.

17. 2022-03-28
    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: $227 · $19/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$597/yr (+$50/mo · 263.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major 71% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 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: $9,935
• − Mortgage interest: −$2,521
• − Property taxes: −$227
• − Insurance: −$225
• − Repairs & maintenance: −$795
• − Management: −$795
• − HOA: −$96
• − Depreciation: −$1,309
• Taxable income: $3,968
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $3,517/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: Edinburg CISD
• NCES district ID: 4818180
• Math proficiency: 20% ▼ -34.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $36,985
• Composite: 22.42/100
• National rank: #8114
• State rank: #699 of 826 in TX

Livability — Edinburg

• Score: 64/100
• State rank: #784
• US rank: #14319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edinburg, TX
• County: Hidalgo County · 623,128 people
• City population: 178,279
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 89,401
• Household income: $55,243
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1240.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 59% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 25% · 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: ▼ -34.17%
• Current HPI: 220.921
• Rent YoY: ▼ -1.07%
• 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

2 events — show timeline

• 2026-03-30 Listed $45,000 MCALLENMLS
• 2022-03-28 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $227 · +19.5% YoY. Source: county tax records.