2708 Dillion Dr · Abram, TX 78572

$189,900

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 179 Days on market

Built 2025 Good condition 6,249 sqft lot $206/sqft · 17% above area Est $183k · at est. ↓ 3% since listing

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Why this score? — see what drove the F 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 +6.7/30.0
• ARV discount +5.7/15.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Schools +1.9/10.0
• DSCR +1.0/10.0
• 1% rule +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled 3-bedroom, 2-bath home ideally located near shopping, restaurants, parks, schools, and newly developed plazas, with easy access to Hwy 83. Situated on a fully fenced 6,205 sq ft lot. Features high ceilings in the living area and an open-concept layout. Modern kitchen with white cabinetry, white granite countertops with gray marble accents, and center island. Both bathrooms are fully updated with porcelain tile, decorative mosaic showers, and LED-lit mirrors. Dark gray vinyl flooring complements the light gray walls throughout. Move-in ready—schedule your showing today!

Key facts

• High ceilings
• Modern kitchen
• Fully fenced lot

Tags

• FULLY FENCED LOT
• HIGH CEILINGS
• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• WHITE CABINETRY
• WHITE GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-302 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (43.1% below list).
• Recommended offer: $108k (43.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#1,272 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 852 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,028 (43.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.57% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.81%
• DSCR: 0.70
• GRM: 14.6

CMA / ARV

• ARV (median comp): $182,637
• List price: $189,900
• Delta: 3.98%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -30.1%
• Equity multiple: 0.02×
• Total profit: $-52,281
• Equity at exit: $28,315

10-year hold

• IRR: -41.8%
• Equity multiple: -0.49×
• Total profit: $-79,284
• Equity at exit: $16,419

Cash invested: $53,172 (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 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-302

Break-even live

Break-even rent $1,462

Max offer price $136,579

Occupancy floor —

Sensitivity live

Price	-10% $-194	-5% $-248	+0% $-302	+5% $-356	+10% $-409
Rent	-10% $-387	-5% $-345	+0% $-302	+5% $-259	+10% $-216
Rate	-1.0pp $-206	-0.5pp $-254	base $-302	+0.5pp $-351	+1.0pp $-401

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $189,900 Active 179 DOM
2. 2026-06-17
   days on market $189,900 Active 178 DOM
3. 2026-06-16
   days on market $189,900 Active 177 DOM
4. 2026-06-15
   days on market $189,900 Active 176 DOM
5. 2026-06-14
   days on market $189,900 Active 174 DOM
6. 2026-06-13
   days on market $189,900 Active 173 DOM
7. 2026-06-10
   days on market $189,900 Active 171 DOM
8. 2026-06-09
   days on market $189,900 Active 170 DOM
9. 2026-06-08
   days on market $189,900 Active 169 DOM
10. 2026-06-07
    days on market $189,900 Active 168 DOM
11. 2026-06-05
    days on market $189,900 Active 165 DOM
12. 2026-06-03
    days on market $189,900 Active 164 DOM
13. 2026-06-02
    days on market $189,900 Active 163 DOM
14. 2026-06-01
    days on market $189,900 Active 162 DOM
15. 2026-05-31
    days on market $189,900 Active 161 DOM
16. 2026-05-31
    days on market $189,900 Active 160 DOM
17. 2026-02-23
    price $189,900 603-char remark

    Show marketing remark (603 chars)

    Beautifully remodeled 3-bedroom, 2-bath home ideally located near shopping, restaurants, parks, schools, and newly developed plazas, with easy access to Hwy 83. Situated on a fully fenced 6,205 sq ft lot. Features high ceilings in the living area and an open-concept layout. Modern kitchen with white cabinetry, white granite countertops with gray marble accents, and center island. Both bathrooms are fully updated with porcelain tile, decorative mosaic showers, and LED-lit mirrors. Dark gray vinyl flooring complements the light gray walls throughout. Move-in ready—schedule your showing today!

18. 2025-12-17
    listed $195,000 Active 603-char remark

    Show marketing remark (603 chars)

    Beautifully remodeled 3-bedroom, 2-bath home ideally located near shopping, restaurants, parks, schools, and newly developed plazas, with easy access to Hwy 83. Situated on a fully fenced 6,205 sq ft lot. Features high ceilings in the living area and an open-concept layout. Modern kitchen with white cabinetry, white granite countertops with gray marble accents, and center island. Both bathrooms are fully updated with porcelain tile, decorative mosaic showers, and LED-lit mirrors. Dark gray vinyl flooring complements the light gray walls throughout. Move-in ready—schedule your showing today!

19. 2025-06-06
    soldstatus
20. 2021-07-06
    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: $963 · $80/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$2,512/yr (+$209/mo · 260.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $12,963
• − Mortgage interest: −$10,637
• − Property taxes: −$963
• − Insurance: −$950
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$5,524
• Taxable loss: −$7,185
• Est. tax savings @ 24.0%: +$1,724
• After-tax cash flow: $-1,898/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 · 11 photos

Good 80/100 Cosmetic rehab

This move-in ready home is in excellent condition with modern updates and a fully fenced lot. It's located in a desirable area with easy access to shopping, restaurants, and schools.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and could attract more buyers or renters.
• Both Add a small garden or flower bed near the front door — Improves the home's aesthetic and could increase its value.
• Both Install a smart thermostat — Saves energy and could lower utility bills, making the home more attractive to buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and could attract more buyers or renters. ↑
• Both Add a small garden or flower bed near the front door — Improves the home's aesthetic and could increase its value. ↑
• Both Install a smart thermostat — Saves energy and could lower utility bills, making the home more attractive to buyers and renters. ↑

ⓘ 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: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — Abram

• Score: 57/100
• State rank: #1272
• US rank: #22116

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abram, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 78,024
• Household income: $54,298
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1714.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 47% White 12% Asian 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Slovak 1% Portuguese 0%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 22% English-only · Spanish 76%

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: ▼ -62.35%
• Current HPI: 209.3573
• Rent YoY: ▲ 0.93%
• 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

-2.6% since first listed

4 events — show timeline

• 2026-02-23 Price Changed $189,900 MCALLENMLS
• 2025-12-17 Listed $195,000 MCALLENMLS
• 2025-06-06 Sold (Public Records) — Public Records
• 2021-07-06 Sold (Public Records) — Public Records

Property tax history

+12.8%/yr

Latest (2025): $963 · -5.0% YoY. Source: county tax records.