113 Whisper Meadows Ln · Donna, TX 78537

$50,000

1 bd · 1.0 ba · 408 sqft · Manufactured · 76 Days on market

Built 2000 Good condition 3,599 sqft lot Est $53k · 6% under $19/mo HOA · 2% of rent

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Why this score? — see what drove the A- 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 +10.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Condition / age +3.8/5.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Not your average “retire & relax” setup… this one’s got a little swagger. Welcome to a standout opportunity in a 55+ gated community! This 1 bed, 1 bath mobile home sits confidently on not one—but TWO lots—giving you room to spread out, entertain, or finally start that “I’ll get to it someday” project (you’ve got three storage sheds ready to hold it all). Inside, it’s clean, well-kept, & move-in ready—no projects, no headaches, just an easy transition into your next chapter. The real win? That double lot. In a community where most homes sit a lot tighter, this one gives you breathing room and flexibility that others just don’t. Gated community, pride of ownership all around, and a property that stands out without even trying. Because sometimes, it’s not about more house… it’s about more freedom. ??

Key facts

• Gated community
• Two lots
• Three storage sheds

Tags

• TWO LOTS
• GATED COMMUNITY
• THREE STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($774 rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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; 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 76 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 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: 1.55% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.15%
• DSCR: 1.94
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $53,448
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 Tranquility Ln	0.06mi	1/1.0	419 (+3%)	16mo	$55,000	$131	79

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: 40.1%
• Equity multiple: 4.07×
• Total profit: $42,969
• Equity at exit: $45,044

10-year hold

• IRR: 34.6%
• Equity multiple: 9.16×
• Total profit: $114,225
• 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: 323
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $774 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$19
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $247

Break-even live

Break-even rent $461

Max offer price $50,000

Occupancy floor 63%

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: —

HOA detail

• Monthly dues: $19 · $228/yr
• Likely covers: security

Listing history 17 events

1. 2026-06-18
   days on market $50,000 Active 76 DOM
2. 2026-06-17
   days on market $50,000 Active 75 DOM
3. 2026-06-16
   days on market $50,000 Active 74 DOM
4. 2026-06-15
   days on market $50,000 Active 73 DOM
5. 2026-06-14
   days on market $50,000 Active 71 DOM
6. 2026-06-13
   days on market $50,000 Active 70 DOM
7. 2026-06-10
   days on market $50,000 Active 68 DOM
8. 2026-06-09
   days on market $50,000 Active 67 DOM
9. 2026-06-08
   days on market $50,000 Active 66 DOM
10. 2026-06-07
    days on market $50,000 Active 65 DOM
11. 2026-06-05
    days on market $50,000 Active 62 DOM
12. 2026-06-03
    days on market $50,000 Active 61 DOM
13. 2026-06-02
    days on market $50,000 Active 60 DOM
14. 2026-06-01
    days on market $50,000 Active 59 DOM
15. 2026-05-31
    days on market $50,000 Active 58 DOM
16. 2026-05-31
    days on market $50,000 Active 57 DOM
17. 2026-04-03
    listed $50,000 Active 915-char remark

    Show marketing remark (915 chars)

    Not your average “retire & relax” setup… this one’s got a little swagger. Welcome to a standout opportunity in a 55+ gated community! This 1 bed, 1 bath mobile home sits confidently on not one—but TWO lots—giving you room to spread out, entertain, or finally start that “I’ll get to it someday” project (you’ve got three storage sheds ready to hold it all). Inside, it’s clean, well-kept, & move-in ready—no projects, no headaches, just an easy transition into your next chapter. The real win? That double lot. In a community where most homes sit a lot tighter, this one gives you breathing room and flexibility that others just don’t. Gated community, pride of ownership all around, and a property that stands out without even trying. Because sometimes, it’s not about more house… it’s about more freedom. ??

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 66% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $9,285
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$743
• − Management: −$743
• − HOA: −$228
• − Depreciation: −$1,455
• Taxable income: $2,316
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $2,405/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 · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with a clean and functional interior and exterior. It is move-in ready and offers a good investment opportunity with potential for value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring — New flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality.
• Both Updating the bathroom fixtures — Fresh fixtures can improve the bathroom's functionality and appearance.
• Both Landscaping improvements — Well-maintained landscaping can enhance the home's curb appeal and attract potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Updating the bathroom fixtures — Fresh fixtures can improve the bathroom's functionality and appearance. ↑
• Both Landscaping improvements — Well-maintained landscaping can enhance the home's curb appeal and attract potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-03 Listed $50,000 MCALLENMLS