176 Tranquility Ln · Donna, TX 78537

$84,500

2 bd · 1.0 ba · 942 sqft · SingleFamily · 133 Days on market

Built 1989 Fair condition 3,598 sqft lot $90/sqft · 42% below area Est $147k · 42% under $25/mo HOA · 3% of rent

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Appreciation +10.0/10.0
• 1% rule +3.9/10.0
• DSCR +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.1/10.0

Listing remarks MLS

Nice custom built home situated on 2 lots, priced to sell. 2-bedroom, 1-bathroom, nice sized open kitchen living area. Plenty of room inside & out to enjoy retirement living in this gated 55+ community. Fully furnished including all appliances. There are 2 storage buildings for storage. Plenty of parking & additional lot for extra space, another home or trailer. This home is move-in ready and won't last long at this price! Start enjoying the good life in this relaxing community. Well-built for seasonal enjoyment or all year round living!

Key facts

• Gated community
• Move-in ready
• Storage buildings

Tags

• CUSTOM BUILT HOME
• GATED COMMUNITY
• FULLY FURNISHED
• STORAGE BUILDINGS
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-15 ($-177/yr) — negative.
• To cash-flow at today's rent, offer at most $82k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $75k (11.0% below list).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($584 loan paydown + $8k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($74k) 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 $74,360 (12.0% 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 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (median comp): $146,906
• List price: $84,500
• Delta: -42.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Apollo Dr	0.52mi	3/1.0 (+1)	924 (-2%)	4mo	$115,000	$124	64
211 Elm St	0.67mi	3/2.0 (+1)	1,080 (+15%)	3mo	$138,000	$128	33
112 Cottonwood St	0.59mi	3/2.0 (+1)	1,025 (+9%)	23mo	$159,900	$156	30
403 Jalapeno Dr	0.72mi	3/2.0 (+1)	1,011 (+7%)	20mo	$145,000	$143	28

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: 23.8%
• Equity multiple: 2.91×
• Total profit: $45,109
• Equity at exit: $76,124

10-year hold

• IRR: 21.1%
• Equity multiple: 6.65×
• Total profit: $133,631
• Equity at exit: $164,165

Cash invested: $23,660 (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: 9.4×

Monthly cashflow live

• Estimated rent: $752 high
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,268/yr
• Insurance: −$35
• HOA: −$25
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $-15

Break-even live

Break-even rent $771

Max offer price $82,368

Occupancy floor 97%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 S Val Verde Rd Unit 22 Donna, TX	1.0	1.5	960	$700	$0.73	43d	1	0.50mi
310 S Val Verde Rd Unit 2 Donna, TX	1.0	1.0	540	$600	$1.11	43d	1	0.50mi
310 S Val Verde Rd Donna, TX	1.0	1.0	960	$700	$0.73	43d	1	0.50mi
422 S Val Verde Rd Unit 68 Donna, TX	2.0	1.0	832	$749	$0.90	43d	1	0.54mi
422 S Val Verde Rd Unit 186 Donna, TX	3.0	2.0	960	$850	$0.89	43d	1	0.60mi
202 W South Ave Donna, TX	1.0	1.0	600	$895	$1.49	43d	1	0.95mi
110 S 3rd St Donna, TX	2.0	2.0	884	$890	$1.01	43d	1	1.07mi
306 E Roberts Ave Donna, TX	2.0	1.0	620	$550	$0.89	43d	1	1.09mi
109 W Business Highway 83 Donna, TX	2.0	1.0	672	$785	$1.17	43d	1	1.18mi
310 Hester Ave Unit 230 Donna, TX	3.0	2.0	960	$749	$0.78	43d	1	1.20mi
310 Hester Ave Unit 107 Donna, TX	3.0	2.0	960	$799	$0.83	43d	1	1.20mi
310 Hester Ave Trlr 227 Donna, TX	3.0	2.0	960	$799	$0.83	23d	1	1.20mi
310 Scobey Ave Unit 315 Donna, TX	3.0	2.0	960	$799	$0.83	23d	1	1.22mi
310 Scobey Ave Unit 320 Donna, TX	3.0	2.0	960	$749	$0.78	43d	1	1.22mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: security

Listing history 17 events

1. 2026-06-18
   days on market $84,500 Active 133 DOM
2. 2026-06-17
   days on market $84,500 Active 132 DOM
3. 2026-06-16
   days on market $84,500 Active 131 DOM
4. 2026-06-15
   days on market $84,500 Active 130 DOM
5. 2026-06-14
   days on market $84,500 Active 128 DOM
6. 2026-06-13
   days on market $84,500 Active 127 DOM
7. 2026-06-10
   days on market $84,500 Active 125 DOM
8. 2026-06-09
   days on market $84,500 Active 124 DOM
9. 2026-06-08
   days on market $84,500 Active 123 DOM
10. 2026-06-07
    days on market $84,500 Active 122 DOM
11. 2026-06-05
    days on market $84,500 Active 119 DOM
12. 2026-06-03
    days on market $84,500 Active 118 DOM
13. 2026-06-02
    days on market $84,500 Active 117 DOM
14. 2026-06-01
    days on market $84,500 Active 116 DOM
15. 2026-05-31
    days on market $84,500 Active 115 DOM
16. 2026-05-31
    days on market $84,500 Active 114 DOM
17. 2026-02-05
    listed $84,500 Active 552-char remark

    Show marketing remark (552 chars)

    Nice custom built home situated on 2 lots, priced to sell. 2-bedroom, 1-bathroom, nice sized open kitchen living area. Plenty of room inside & out to enjoy retirement living in this gated 55+ community. Fully furnished including all appliances. There are 2 storage buildings for storage. Plenty of parking & additional lot for extra space, another home or trailer. This home is move-in ready and won't last long at this price! Start enjoying the good life in this relaxing community. Well-built for seasonal enjoyment or all year round living!

ⓘ 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: $9,026
• − Mortgage interest: −$4,733
• − Property taxes: −$1,268
• − Insurance: −$422
• − Repairs & maintenance: −$722
• − Management: −$722
• − HOA: −$300
• − Depreciation: −$2,458
• Taxable loss: −$1,599
• Est. tax savings @ 24.0%: +$384
• After-tax cash flow: $207/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 · 10 photos

Fair 45/100 Cosmetic rehab

This home is move-in ready with cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Minor exterior siding — slight wear

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace flooring — new flooring improves functionality and appearance
• Both update kitchen and bathroom — modernizing these spaces increases both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace flooring — new flooring improves functionality and appearance ↑
• Both update kitchen and bathroom — modernizing these spaces increases both resale and rental 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: 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

• 2026-02-05 Listed $84,500 MCALLENMLS