834 S 13th St · Alamo, TX 78516

$99,000

2 bd · 1.0 ba · 288 sqft · Manufactured public records · 95 Days on market

Built 1996 6,874 sqft lot $344/sqft · 579% above area Est $73k · 35% over ↓ 31% since listing

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Why this score? — see what drove the D- 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 +16.4/30.0
• 1% rule +5.1/10.0
• DSCR +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are 2 Units on this Lot, There is a (Spirit) Mobile Home with 2 Bedrooms, 1 Bath, measuring 14X36 plus there is an additional bedroom on the left side that measures 10X30 total of 804 S.F. PLUS, In the back yard there is a 16X40 Home with Approximately 640 S.F. +/- Living that features 2 Bedrooms, 2 Baths, and a storage shed that measures 12X8 for a combined S.F. for both Units of +/- 1,444. There is a 3 Car Carport at the front and a 2 Car Carport between the Mobile Home and the House that can be used as a covered Patio Area. The 2 Carports Measure 19x23 and 19X33. Motorized front Gate Door with remote controls, all fenced in with chain link fencing. One block walking distance to Elementary school; John H. McKeever. This a perfect set up to live in one Unit while the other Unit can be Leased out. This is a Income producing property while utilizing One Unit while the other Unit is Leased Out.

Key facts

• 6,874 sq ft lot
• Garage
• Built 1996

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $56 ($668/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.7% in Alamo — 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 62/100 on livability (#916 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, schools D, crime F.
• Pharr-San Juan-Alamo ISD (suburban): math 18% / reading 30% proficiency, ranked #740 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 350 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 $684 of loan paydown is wiped out by about $3k 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 95 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
5. 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?
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: 1.01% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 8.3

CMA / ARV

• ARV (median comp): $73,160
• List price: $99,000
• Delta: 35.32%
• Verdict: OVERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-12,455
• Equity at exit: $14,761

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-6,104
• Equity at exit: $8,560

Cash invested: $27,720 (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 78516

• Home prices YoY: -6.5%
• Active inventory: 350
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$171 /mo · $2,050/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $56

Break-even live

Break-even rent $926

Max offer price $99,000

Occupancy floor 89%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $99,000 Active 95 DOM
2. 2026-06-17
   days on market $99,000 Active 94 DOM
3. 2026-06-16
   days on market $99,000 Active 93 DOM
4. 2026-06-15
   days on market $99,000 Active 92 DOM
5. 2026-06-14
   days on market $99,000 Active 90 DOM
6. 2026-06-13
   pricedays on market $99,000 Active 89 DOM
7. 2026-06-10
   days on market $109,000 Active 87 DOM
8. 2026-06-09
   days on market $109,000 Active 86 DOM
9. 2026-06-08
   days on market $109,000 Active 85 DOM
10. 2026-06-07
    days on market $109,000 Active 84 DOM
11. 2026-06-03
    days on market $109,000 Active 80 DOM
12. 2026-06-02
    days on market $109,000 Active 79 DOM
13. 2026-06-01
    days on market $109,000 Active 78 DOM
14. 2026-05-31
    days on market $109,000 Active 77 DOM
15. 2026-05-31
    days on market $109,000 Active 76 DOM
16. 2026-05-04
    price $109,000 913-char remark

    Show marketing remark (913 chars)

    There are 2 Units on this Lot, There is a (Spirit) Mobile Home with 2 Bedrooms, 1 Bath, measuring 14X36 plus there is an additional bedroom on the left side that measures 10X30 total of 804 S.F. PLUS, In the back yard there is a 16X40 Home with Approximately 640 S.F. +/- Living that features 2 Bedrooms, 2 Baths, and a storage shed that measures 12X8 for a combined S.F. for both Units of +/- 1,444. There is a 3 Car Carport at the front and a 2 Car Carport between the Mobile Home and the House that can be used as a covered Patio Area. The 2 Carports Measure 19x23 and 19X33. Motorized front Gate Door with remote controls, all fenced in with chain link fencing. One block walking distance to Elementary school; John H. McKeever. This a perfect set up to live in one Unit while the other Unit can be Leased out. This is a Income producing property while utilizing One Unit while the other Unit is Leased Out.

17. 2026-04-25
    price $119,000 913-char remark

    Show marketing remark (913 chars)

    There are 2 Units on this Lot, There is a (Spirit) Mobile Home with 2 Bedrooms, 1 Bath, measuring 14X36 plus there is an additional bedroom on the left side that measures 10X30 total of 804 S.F. PLUS, In the back yard there is a 16X40 Home with Approximately 640 S.F. +/- Living that features 2 Bedrooms, 2 Baths, and a storage shed that measures 12X8 for a combined S.F. for both Units of +/- 1,444. There is a 3 Car Carport at the front and a 2 Car Carport between the Mobile Home and the House that can be used as a covered Patio Area. The 2 Carports Measure 19x23 and 19X33. Motorized front Gate Door with remote controls, all fenced in with chain link fencing. One block walking distance to Elementary school; John H. McKeever. This a perfect set up to live in one Unit while the other Unit can be Leased out. This is a Income producing property while utilizing One Unit while the other Unit is Leased Out.

18. 2026-04-10
    price $129,000 913-char remark

    Show marketing remark (913 chars)

    There are 2 Units on this Lot, There is a (Spirit) Mobile Home with 2 Bedrooms, 1 Bath, measuring 14X36 plus there is an additional bedroom on the left side that measures 10X30 total of 804 S.F. PLUS, In the back yard there is a 16X40 Home with Approximately 640 S.F. +/- Living that features 2 Bedrooms, 2 Baths, and a storage shed that measures 12X8 for a combined S.F. for both Units of +/- 1,444. There is a 3 Car Carport at the front and a 2 Car Carport between the Mobile Home and the House that can be used as a covered Patio Area. The 2 Carports Measure 19x23 and 19X33. Motorized front Gate Door with remote controls, all fenced in with chain link fencing. One block walking distance to Elementary school; John H. McKeever. This a perfect set up to live in one Unit while the other Unit can be Leased out. This is a Income producing property while utilizing One Unit while the other Unit is Leased Out.

19. 2026-04-04
    price $139,000 913-char remark

    Show marketing remark (913 chars)

    There are 2 Units on this Lot, There is a (Spirit) Mobile Home with 2 Bedrooms, 1 Bath, measuring 14X36 plus there is an additional bedroom on the left side that measures 10X30 total of 804 S.F. PLUS, In the back yard there is a 16X40 Home with Approximately 640 S.F. +/- Living that features 2 Bedrooms, 2 Baths, and a storage shed that measures 12X8 for a combined S.F. for both Units of +/- 1,444. There is a 3 Car Carport at the front and a 2 Car Carport between the Mobile Home and the House that can be used as a covered Patio Area. The 2 Carports Measure 19x23 and 19X33. Motorized front Gate Door with remote controls, all fenced in with chain link fencing. One block walking distance to Elementary school; John H. McKeever. This a perfect set up to live in one Unit while the other Unit can be Leased out. This is a Income producing property while utilizing One Unit while the other Unit is Leased Out.

20. 2026-03-27
    price $149,000 913-char remark

    Show marketing remark (913 chars)

    There are 2 Units on this Lot, There is a (Spirit) Mobile Home with 2 Bedrooms, 1 Bath, measuring 14X36 plus there is an additional bedroom on the left side that measures 10X30 total of 804 S.F. PLUS, In the back yard there is a 16X40 Home with Approximately 640 S.F. +/- Living that features 2 Bedrooms, 2 Baths, and a storage shed that measures 12X8 for a combined S.F. for both Units of +/- 1,444. There is a 3 Car Carport at the front and a 2 Car Carport between the Mobile Home and the House that can be used as a covered Patio Area. The 2 Carports Measure 19x23 and 19X33. Motorized front Gate Door with remote controls, all fenced in with chain link fencing. One block walking distance to Elementary school; John H. McKeever. This a perfect set up to live in one Unit while the other Unit can be Leased out. This is a Income producing property while utilizing One Unit while the other Unit is Leased Out.

21. 2026-03-15
    listed $159,000 Active 913-char remark

    Show marketing remark (913 chars)

    There are 2 Units on this Lot, There is a (Spirit) Mobile Home with 2 Bedrooms, 1 Bath, measuring 14X36 plus there is an additional bedroom on the left side that measures 10X30 total of 804 S.F. PLUS, In the back yard there is a 16X40 Home with Approximately 640 S.F. +/- Living that features 2 Bedrooms, 2 Baths, and a storage shed that measures 12X8 for a combined S.F. for both Units of +/- 1,444. There is a 3 Car Carport at the front and a 2 Car Carport between the Mobile Home and the House that can be used as a covered Patio Area. The 2 Carports Measure 19x23 and 19X33. Motorized front Gate Door with remote controls, all fenced in with chain link fencing. One block walking distance to Elementary school; John H. McKeever. This a perfect set up to live in one Unit while the other Unit can be Leased out. This is a Income producing property while utilizing One Unit while the other Unit is Leased Out.

22. 2022-03-03
    soldstatus
23. 1998-05-31
    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: $2,050 · $171/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 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: $11,953
• − Mortgage interest: −$5,546
• − Property taxes: −$2,050
• − Insurance: −$495
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$2,880
• Taxable loss: −$930
• Est. tax savings @ 24.0%: +$223
• After-tax cash flow: $891/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: Pharr-San Juan-Alamo ISD
• NCES district ID: 4834860
• Math proficiency: 18% ▼ -34.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $33,757
• Composite: 19.63/100
• National rank: #8744
• State rank: #740 of 826 in TX

Livability — Alamo

• Score: 62/100
• State rank: #916
• US rank: #16356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamo, TX
• County: Hidalgo County · 623,128 people
• City population: 34,370
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 34,370
• Household income: $53,229
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 476.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 40% White 10% Black 1%
• Hispanic origin (detail): Mexican 86%
• Foreign-born: 29% · Canada
• Languages at home: 24% 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: ▼ -15.56%
• Current HPI: 225.4438
• Rent YoY: —
• 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

-31.4% since first listed

8 events — show timeline

• 2026-05-04 Price Changed $109,000 MCALLENMLS
• 2026-04-25 Price Changed $119,000 MCALLENMLS
• 2026-04-10 Price Changed $129,000 MCALLENMLS
• 2026-04-04 Price Changed $139,000 MCALLENMLS
• 2026-03-27 Price Changed $149,000 MCALLENMLS
• 2026-03-15 Listed $159,000 MCALLENMLS
• 2022-03-03 Sold (Public Records) — Public Records
• 1998-05-31 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,050 · +8.5% YoY. Source: county tax records.