4325 Kansas St · Combes, TX 75052

$64,500

2 bd · 2.0 ba · 864 sqft · Manufactured · 79 Days on market

Built 1984 Good condition 2,400 sqft lot $75/sqft · 6% below area Est $68k · 6% under ↓ 2% 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
• ARV discount +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready! Well maintained one bedroom, one bath manufactured home. The second bedroom and bath were added on under the carport. The second bedroom provides room for guests with privacy or could be an office, hobby room, etc. The over 55 community provides many amenities for residents, including golf, swimming, tennis, woodworking shop, pool, library, dog park, and many other activities

Key facts

• Tennis
• Golf
• Swimming

Tags

• GOLF
• SWIMMING
• TENNIS
• WOODWORKING SHOP
• POOL
• LIBRARY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $64k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 4.4% in Combes — 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 65/100 on livability (#728 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Harlingen CISD (urban): math 25% / reading 35% proficiency, ranked #647 of 826 in TX (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 289 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent is only 17% of the median local income ($89k/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 $446 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($61k) 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,630 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.92% ✓
• Cap rate: 16.22%
• Cash-on-cash: 35.46%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

• ARV (median comp): $68,478
• List price: $64,500
• Delta: -5.81%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2005 W Montana Ave	0.27mi	2/2.0	854 (-1%)	6mo	$95,000	$111	80

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 · 0.08% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 2.11×
• Total profit: $20,015
• Equity at exit: $9,617

10-year hold

• IRR: 33.5%
• Equity multiple: 3.63×
• Total profit: $47,570
• Equity at exit: $5,577

Cash invested: $18,060 (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 75052

• Home prices YoY: -26.3%
• Rents YoY: 0.1%
• Active inventory: 289
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$338
• Tax est. 1.5%: −$81 /mo · $968/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $534

Break-even live

Break-even rent $564

Max offer price $64,500

Occupancy floor 52%

Sensitivity live

Price	-10% $578	-5% $556	+0% $534	+5% $511	+10% $489
Rent	-10% $436	-5% $485	+0% $534	+5% $583	+10% $632
Rate	-1.0pp $566	-0.5pp $550	base $534	+0.5pp $517	+1.0pp $500

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18586 Primera Rd Harlingen, TX	2.0	2.0	1100	$1,095	$1.00	45d	1	0.91mi
2204 Northridge Ave Unit 23 Harlingen, TX	2.0	2.0	955	$1,250	$1.31	22d	1	1.10mi
2204 Northridge Ave Unit 2 Harlingen, TX	2.0	2.0	955	$1,250	$1.31	45d	1	1.10mi
2211 Northridge Ave Unit C Harlingen, TX	2.0	2.0	877	$1,150	$1.31	45d	1	1.14mi
2219 Northridge Ave Harlingen, TX	2.0	2.0	830	$1,000	$1.20	15d	1	1.15mi
2218 Multi National Unit B Harlingen, TX	2.0	2.0	877	$1,100	$1.25	15d	1	1.16mi
2104 Multi National Harlingen, TX	2.0	2.0	830	$1,100	$1.33	45d	1	1.17mi
2205 Multi National Unit A Harlingen, TX	2.0	2.0	876	$1,100	$1.26	45d	1	1.19mi
2209 Multi National Unit D Harlingen, TX	2.0	2.0	876	$1,100	$1.26	45d	1	1.20mi
2005 Southridge Ave Unit A Harlingen, TX	2.0	2.0	848	$1,250	$1.47	45d	1	1.28mi

Listing history 16 events

1. 2026-06-18
   days on market $64,500 Active 79 DOM
2. 2026-06-17
   days on market $64,500 Active 78 DOM
3. 2026-06-16
   days on market $64,500 Active 77 DOM
4. 2026-06-15
   days on market $64,500 Active 76 DOM
5. 2026-06-14
   days on market $64,500 Active 74 DOM
6. 2026-06-10
   days on market $64,500 Active 71 DOM
7. 2026-06-09
   days on market $64,500 Active 70 DOM
8. 2026-06-08
   days on market $64,500 Active 69 DOM
9. 2026-06-07
   days on market $64,500 Active 68 DOM
10. 2026-06-03
    days on market $64,500 Active 64 DOM
11. 2026-06-02
    days on market $64,500 Active 63 DOM
12. 2026-06-01
    days on market $64,500 Active 62 DOM
13. 2026-05-31
    days on market $64,500 Active 61 DOM
14. 2026-05-30
    days on market $64,500 Active 60 DOM
15. 2026-03-30
    listed $64,500 Active 394-char remark

    Show marketing remark (394 chars)

    Move in Ready! Well maintained one bedroom, one bath manufactured home. The second bedroom and bath were added on under the carport. The second bedroom provides room for guests with privacy or could be an office, hobby room, etc. The over 55 community provides many amenities for residents, including golf, swimming, tennis, woodworking shop, pool, library, dog park, and many other activities

16. 2025-11-08
    price $65,500

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 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: $14,877
• − Mortgage interest: −$3,613
• − Property taxes: −$968
• − Insurance: −$322
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$1,876
• Taxable income: $5,717
• Est. tax owed @ 24.0%: −$1,372
• After-tax cash flow: $5,031/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 · 14 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor repairs to the kitchen cabinets. The home is located in a well-maintained community with many amenities, making it a good investment for both resale and rental.

Repairs flagged

• Minor Kitchen cabinets — Dated design, could be updated for a more modern look.

Value-add opportunities

• Resale Painting exterior siding — Fresh paint can significantly improve curb appeal and home value.
• Resale Updating kitchen cabinets — Modernizing the kitchen can attract more buyers and increase the home's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated design, could be updated for a more modern look.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Painting exterior siding — Fresh paint can significantly improve curb appeal and home value. ↑
• Resale Updating kitchen cabinets — Modernizing the kitchen can attract more buyers and increase the home's value. ↑

ⓘ 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: Harlingen CISD
• NCES district ID: 4822530
• Math proficiency: 25% ▼ -28.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $37,182
• Composite: 24.94/100
• National rank: #7566
• State rank: #647 of 826 in TX

Livability — Combes

• Score: 65/100
• State rank: #728
• US rank: #13560

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

• Census place: Combes, TX
• County: Dallas County · 2,612,404 people
• City population: 435
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 97,278
• Household income: $89,301
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 3118.0

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 441,603 people
• By 2030: 448,113 · +1.5%
• By 2040: 456,385 · +3.3%
• By 2050: 456,294 · +3.3%
• By 2075: 423,851 · -4.0%
• By 2100: 342,787 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 39% Black 29% White 19% Two or more races 16% Asian 9%
• Hispanic origin (detail): Mexican 31% Puerto Rican 1%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 27% Vietnamese 4% Chinese 1%

Political lean MEDSL · Cameron

• 2024 margin: Lean R (+5.8) · D 46.7% · R 52.5%
• 2008→2024 swing: -34.6pp toward R · 2008: 28.8pp · 2024: -5.8pp
• All cycles: 2024: R+5.8 2020: D+13.2 2016: D+32.5 2012: D+32.4 2008: D+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.08%
• Current HPI: 289.3711
• Rent YoY: ▲ 0.08%
• Metro: Dallas-Fort Worth-Arlington, 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

-1.5% since first listed

2 events — show timeline

• 2026-03-30 Listed $64,500 RGVMLS
• 2025-11-08 Price Changed $65,500 RGVMLS