Cypress Plan · Donna, TX 78537

$92,900

2 bd · 2.0 ba · 1,190 sqft · Manufactured · 816 Days on market

Manufactured home Good condition

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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).

• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Cash flow +7.0/30.0
• Condition / age +4.0/5.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.7/10.0
• DSCR +1.2/10.0
• Manufactured-home adj. -2.9

Listing remarks MLS

Titanium Cypress- 3/2. Over 1200 Sq. ft. One of the most popular floor plans with young families and empty nesters alike. Great value for the money and it looks amazing. Upgraded stainless appliances, upgrade flooring, low-e windows for energy efficiency and an amazing look. Price includes, delivery and set-up, caliche pad, vapor barrier, Central A/C and Heat, (2) 4x4 decks and upgrade vinyl skirting, plus our award winning in house service! MSRP- $106,500 Sale Price $92,900!!

Key facts

• Central a/c and heat
• Upgrade flooring
• Listed 815 days

Tags

• UPGRADED STAINLESS APPLIANCES
• UPGRADE FLOORING
• CENTRAL A/C AND HEAT

🏗️ New construction. The $92,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $128,615.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $93k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (4.4% below list).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.5% vs local median 3.0% 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: crime F, amenities F, commute 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.
• Zoned schools: T Price El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 417 students, 97% FRL); W A Todd Middle (math 9% / reading 22%, grade F, #1,556 of 1,662 statewide, top 94%, 693 students, 92% FRL); Donna H S (math 16% / reading 21%, grade F, #1,436 of 1,632 statewide, top 88%, 2,095 students, 92% FRL) — zoned schools average 94% FRL vs 48% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 432 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($889 loan paydown + $13k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 816 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Recommended offer $81,752 (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 816 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.24%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $128,615
• List price: $92,900
• Delta: -27.77%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3098 Briggs Rd #1	1.21mi	3/2.0 (+1)	1,193 (+0%)	3mo	$140,000	$117	57
612 S 21st St	1.29mi	2/2.5	1,128 (-5%)	3mo	$189,900	$168	52
515 Pine Oak St	0.35mi	3/2.0 (+1)	1,403 (+18%)	6mo	$236,000	$168	49
512 S 24th St	1.18mi	3/2.0 (+1)	1,116 (-6%)	4mo	$115,000	$103	46
2020 W Adelita St	1.23mi	3/2.0 (+1)	1,092 (-8%)	4mo	$175,000	$160	43
2214 W Taft St	1.24mi	3/2.0 (+1)	1,299 (+9%)	3mo	$185,000	$142	42
212 S 26th St	0.88mi	2/1.0	1,416 (+19%)	1mo	$138,000	$97	35
1908 W Washington St	1.36mi	3/2.0 (+1)	1,484 (+25%)	3mo	$178,000	$120	32
2321 Cardinal Dr	1.41mi	3/2.0 (+1)	1,450 (+22%)	4mo	$244,900	$169	32
3417 Kerps St	1.18mi	3/2.5 (+1)	1,446 (+22%)	2mo	$259,000	$179	31
2305 Blue Sky Dr	1.33mi	3/2.0 (+1)	1,431 (+20%)	5mo	$255,000	$178	31
2603 North Ln	0.83mi	3/1.0 (+1)	930 (-22%)	5mo	$164,999	$177	27

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: 19.9%
• Equity multiple: 2.61×
• Total profit: $58,139
• Equity at exit: $115,867

10-year hold

• IRR: 18.2%
• Equity multiple: 6.02×
• Total profit: $180,611
• Equity at exit: $249,871

Cash invested: $36,012 (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 →

Active competition Active MLS

• For sale now: 10 active
• Median asking: $93,900 ($78/sqft)
• Median days on market: 816 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +39.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78537

• Home prices YoY: 5.8%
• Active inventory: 432
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $888 high
• Mortgage (P&I): −$674
• Tax est. 1.5%: −$161 /mo · $1,929/yr
• Insurance: −$54
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $-187

Break-even live

Break-even rent $1,125

Max offer price $101,529

Occupancy floor —

Sensitivity live

Price	-10% $-98	-5% $-143	+0% $-187	+5% $-232	+10% $-276
Rent	-10% $-257	-5% $-222	+0% $-187	+5% $-152	+10% $-117
Rate	-1.0pp $-122	-0.5pp $-154	base $-187	+0.5pp $-221	+1.0pp $-254

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: $32,154
• Closing costs: $3,858
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2607 E North Ave Donna, TX	1.0–3.0	1.0–2.0	1050	$1,075	$1.02	16d	6	0.26mi
602 N Victoria Rd Donna, TX	3.0	2.0	1033	$1,431	$1.39	16d	1	0.50mi
2705 Woodpecker Rd Unit 2 Weslaco, TX	2.0	2.0	1020	$1,200	$1.18	72d	1	0.94mi
1430 Mile 6 1/2 W Unit 6 1/2 Weslaco, TX	2.0	2.0	850	$877	$1.03	93d	1	0.95mi
3707 U.S. 83 Business Unit 333 Donna, TX	3.0	2.0	960	$899	$0.94	93d	1	0.96mi
3707 U.S. 83 Business Unit 442 Donna, TX	3.0	2.0	960	$799	$0.83	93d	1	0.96mi
3707 U.S. 83 Business Unit 464 Donna, TX	3.0	2.0	960	$799	$0.83	16d	1	0.96mi
3707 U.S. 83 Business Unit 431 Donna, TX	3.0	2.0	960	$799	$0.83	72d	1	0.96mi
2609 Woodpecker Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	72d	1	0.99mi
2604 Woodpecker Rd Unit 2 Weslaco, TX	2.0	2.0	1068	$1,200	$1.12	63d	1	1.00mi
2605 Woodpecker Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,300	$1.10	72d	1	1.01mi
503 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1000	$1,300	$1.30	70d	1	1.03mi
2608 Mockingbird Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,380	$1.17	70d	1	1.06mi
2613 Mockingbird Rd Unit D Weslaco, TX	2.0	2.0	973	$1,200	$1.23	93d	1	1.06mi
412 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	72d	1	1.07mi
408 Sparrow Rd Unit 2 Weslaco, TX	1.0	1.0	855	$1,150	$1.35	16d	1	1.08mi
408 Sparrow Rd #4 Weslaco, TX	3.0	2.0	1185	$1,400	$1.18	63d	1	1.08mi
700 Oriole Rd #2 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	93d	1	1.10mi
2013 Canyon Dr Unit 4 Weslaco, TX	3.0	2.0	1111	$1,200	$1.08	72d	1	1.21mi
2103 Taft St Unit 4 Weslaco, TX	3.0	2.0	1111	$1,095	$0.99	93d	1	1.21mi
3099 Briggs Rd Weslaco, TX	2.0	2.0	995	$1,200	$1.21	16d	1	1.25mi
3086 Briggs Rd Unit B Midway South, TX	2.0	3.0	1050	$1,300	$1.24	72d	1	1.25mi
1721 Harrison St Weslaco, TX	2.0	2.0	1005	$1,025	$1.02	93d	1	1.32mi

Listing history 50 events

1. 2026-08-08
   days on market $92,900 Active 816 DOM
2. 2026-08-07
   days on market $92,900 Active 815 DOM
3. 2026-08-06
   days on market $92,900 Active 814 DOM
4. 2026-08-05
   days on market $92,900 Active 813 DOM
5. 2026-08-04
   days on market $92,900 Active 812 DOM
6. 2026-08-03
   days on market $92,900 Active 811 DOM
7. 2026-07-31
   days on market $92,900 Active 808 DOM
8. 2026-07-30
   days on market $92,900 Active 807 DOM
9. 2026-07-29
   days on market $92,900 Active 806 DOM
10. 2026-07-27
    days on market $92,900 Active 804 DOM
11. 2026-07-25
    days on market $92,900 Active 802 DOM
12. 2026-07-23
    days on market $92,900 Active 800 DOM
13. 2026-07-22
    days on market $92,900 Active 799 DOM
14. 2026-07-21
    days on market $92,900 Active 798 DOM
15. 2026-07-18
    days on market $92,900 Active 795 DOM
16. 2026-07-16
    days on market $92,900 Active 793 DOM
17. 2026-07-16
    days on market $92,900 Active 792 DOM
18. 2026-07-14
    days on market $92,900 Active 791 DOM
19. 2026-07-13
    days on market $92,900 Active 790 DOM
20. 2026-07-12
    days on market $92,900 Active 789 DOM
21. 2026-07-11
    days on market $92,900 Active 788 DOM
22. 2026-07-10
    days on market $92,900 Active 787 DOM
23. 2026-07-09
    days on market $92,900 Active 786 DOM
24. 2026-07-07
    days on market $92,900 Active 784 DOM
25. 2026-07-06
    days on market $92,900 Active 783 DOM
26. 2026-07-05
    days on market $92,900 Active 782 DOM
27. 2026-07-04
    days on market $92,900 Active 781 DOM
28. 2026-07-03
    days on market $92,900 Active 780 DOM
29. 2026-07-02
    days on market $92,900 Active 779 DOM
30. 2026-07-01
    days on market $92,900 Active 778 DOM
31. 2026-06-30
    days on market $92,900 Active 777 DOM
32. 2026-06-29
    days on market $92,900 Active 776 DOM
33. 2026-06-28
    days on market $92,900 Active 775 DOM
34. 2026-06-28
    days on market $92,900 Active 774 DOM
35. 2026-06-27
    days on market $92,900 Active 773 DOM
36. 2026-06-25
    days on market $92,900 Active 771 DOM
37. 2026-06-23
    days on market $92,900 Active 769 DOM
38. 2026-06-21
    days on market $92,900 Active 768 DOM
39. 2026-06-18
    days on market $92,900 Active 765 DOM
40. 2026-06-17
    days on market $92,900 Active 764 DOM
41. 2026-06-16
    days on market $92,900 Active 763 DOM
42. 2026-06-15
    days on market $92,900 Active 762 DOM
43. 2026-06-14
    days on market $92,900 Active 760 DOM
44. 2026-06-13
    days on market $92,900 Active 759 DOM
45. 2026-06-10
    days on market $92,900 Active 757 DOM
46. 2026-06-09
    days on market $92,900 Active 756 DOM
47. 2026-06-08
    days on market $92,900 Active 755 DOM
48. 2026-06-07
    days on market $92,900 Active 754 DOM
49. 2026-06-05
    days on market $92,900 Active 751 DOM
50. 2026-06-03
    days on market $92,900 Active 750 DOM

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

Taxation est. · year 1

• Rental income: $10,658
• − Mortgage interest: −$7,204
• − Property taxes: −$1,929
• − Insurance: −$643
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$3,742
• Taxable loss: −$4,566
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $-1,150/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $5,950–$17,850 screening

This manufactured home is in good condition with a modern kitchen and well-maintained exterior. It has the potential for minor improvements to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Landscaping improvements — Well-maintained landscaping can attract tenants and increase rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and attractive to potential buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 17/100

Zoned Schools

Elementary T Price El F TX #3,836/4,322 Nat'l #35,191/41,679 Middle W A Todd Middle F TX #1,556/1,662 Nat'l #12,557/14,009 High Donna H S F TX #1,436/1,632 Nat'l #14,713/17,239

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

D Composite livability gradescore 54/100

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

• County: Hidalgo · 955,232 people
• City population: 51,346
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 51,346
• Household income: $36,331
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 9% of renters

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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%

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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%

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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

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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

• 2024-05-14 Listed $92,900 Zillow