261 Ash St · Perezville, TX 78572

$65,000

2 bd · 2.0 ba · 432 sqft · Manufactured public records · 152 Days on market

Built 1982 1,642 sqft lot $150/sqft · 15% above area Est $90k · 28% under $33/mo HOA · 3% of rent

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully designed one-bedroom residence with thoughtful additions and numerous updates throughout. This well-maintained property features new flooring, new mini split, fresh interior paint, and newly installed quartz kitchen countertops. The spacious living room offers custom built-ins and flows seamlessly into a step-up kitchen, creating both character and functionality. The generously sized bedroom easily accommodates a king-size bed and includes extensive built-in storage. The home comes fully furnished and is truly move-in ready. Located near Howling Trail Golf Course, Restful Valley Ranch is a gated 55+ community offering a wide variety of amenities for an active and relaxed lifestyle. Schedule your private showing today.

Key facts

• New flooring
• New mini split
• Custom built-ins

Tags

• NEW FLOORING
• NEW MINI SPLIT
• FRESH INTERIOR PAINT
• CUSTOM BUILT-INS
• EXTENSIVE BUILT-IN STORAGE
• FULLY FURNISHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($971 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 6.9% in Perezville — 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 64/100 on livability (#743 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; severe 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.86%
• DSCR: 1.97
• GRM: 5.6

CMA / ARV

• ARV (median comp): $89,900
• List price: $65,000
• Delta: -27.70%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
263 Ash St	0.01mi	1/1.0 (-1)	396 (-8%)	3mo	$46,500	$117	74
831 Main Blvd	0.07mi	1/1.0 (-1)	420 (-3%)	21mo	$44,900	$107	66

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 · 0.93% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.47×
• Total profit: $8,612
• Equity at exit: $9,692

10-year hold

• IRR: 19.5%
• Equity multiple: 2.48×
• Total profit: $26,919
• Equity at exit: $5,620

Cash invested: $18,200 (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: 5.6×

Monthly cashflow live

• Estimated rent: $971 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$27
• HOA: −$33
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $332

Break-even live

Break-even rent $551

Max offer price $65,000

Occupancy floor 61%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: security

Listing history 25 events

1. 2026-06-18
   days on market $65,000 Active 152 DOM
2. 2026-06-17
   days on market $65,000 Active 151 DOM
3. 2026-06-16
   days on market $65,000 Active 150 DOM
4. 2026-06-15
   days on market $65,000 Active 149 DOM
5. 2026-06-14
   days on market $65,000 Active 147 DOM
6. 2026-06-13
   days on market $65,000 Active 146 DOM
7. 2026-06-10
   days on market $65,000 Active 144 DOM
8. 2026-06-09
   days on market $65,000 Active 143 DOM
9. 2026-06-08
   days on market $65,000 Active 142 DOM
10. 2026-06-07
    days on market $65,000 Active 141 DOM
11. 2026-06-05
    days on market $65,000 Active 138 DOM
12. 2026-06-03
    days on market $65,000 Active 137 DOM
13. 2026-06-02
    days on market $65,000 Active 136 DOM
14. 2026-06-01
    days on market $65,000 Active 135 DOM
15. 2026-05-31
    days on market $65,000 Active 134 DOM
16. 2026-05-31
    days on market $65,000 Active 133 DOM
17. 2026-01-17
    listed $65,000 Active 740-char remark

    Show marketing remark (740 chars)

    Beautifully designed one-bedroom residence with thoughtful additions and numerous updates throughout. This well-maintained property features new flooring, new mini split, fresh interior paint, and newly installed quartz kitchen countertops. The spacious living room offers custom built-ins and flows seamlessly into a step-up kitchen, creating both character and functionality. The generously sized bedroom easily accommodates a king-size bed and includes extensive built-in storage. The home comes fully furnished and is truly move-in ready. Located near Howling Trail Golf Course, Restful Valley Ranch is a gated 55+ community offering a wide variety of amenities for an active and relaxed lifestyle. Schedule your private showing today.

18. 2020-06-08
    price $22,750 255-char remark

    Show marketing remark (255 chars)

    For sale is a 5th Wheel converted into a home. The Home exhibits a large living room and a huge laundry room that doubles as a another full bathroom. The kitchen and breakfast nook opens up to the living room. Very cozy and well maintained. Make an offer.

19. 2020-06-08
    soldstatus Sold 255-char remark

    Show marketing remark (255 chars)

    For sale is a 5th Wheel converted into a home. The Home exhibits a large living room and a huge laundry room that doubles as a another full bathroom. The kitchen and breakfast nook opens up to the living room. Very cozy and well maintained. Make an offer.

20. 2020-06-08
    soldstatus

    Show marketing remark (255 chars)

    For sale is a 5th Wheel converted into a home. The Home exhibits a large living room and a huge laundry room that doubles as a another full bathroom. The kitchen and breakfast nook opens up to the living room. Very cozy and well maintained. Make an offer.

21. 2020-05-07
    status Pending 255-char remark

    Show marketing remark (255 chars)

    For sale is a 5th Wheel converted into a home. The Home exhibits a large living room and a huge laundry room that doubles as a another full bathroom. The kitchen and breakfast nook opens up to the living room. Very cozy and well maintained. Make an offer.

22. 2020-05-07
    price $30,000 255-char remark

    Show marketing remark (255 chars)

    For sale is a 5th Wheel converted into a home. The Home exhibits a large living room and a huge laundry room that doubles as a another full bathroom. The kitchen and breakfast nook opens up to the living room. Very cozy and well maintained. Make an offer.

23. 2020-04-28
    listed $30,000 Active 255-char remark

    Show marketing remark (255 chars)

    For sale is a 5th Wheel converted into a home. The Home exhibits a large living room and a huge laundry room that doubles as a another full bathroom. The kitchen and breakfast nook opens up to the living room. Very cozy and well maintained. Make an offer.

24. 2009-04-20
    soldstatus
25. 1984-03-08
    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: $416 · $35/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$774/yr (+$64/mo · 186.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 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: $11,654
• − Mortgage interest: −$3,641
• − Property taxes: −$416
• − Insurance: −$325
• − Repairs & maintenance: −$932
• − Management: −$932
• − HOA: −$396
• − Depreciation: −$1,891
• Taxable income: $3,121
• Est. tax owed @ 24.0%: −$749
• After-tax cash flow: $3,230/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: 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 — Perezville

• Score: 64/100
• State rank: #743
• US rank: #13748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perezville, TX
• County: Hidalgo County · 623,128 people
• City population: 78,024
• 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

+116.7% since first listed

9 events — show timeline

• 2026-01-17 Listed $65,000 MCALLENMLS
• 2020-06-08 Price Changed $22,750 MCALLENMLS
• 2020-06-08 Sold (Public Records) — Public Records
• 2020-06-08 Sold (MLS) — MCALLENMLS
• 2020-05-07 Pending — MCALLENMLS
• 2020-05-07 Price Changed $30,000 MCALLENMLS
• 2020-04-28 Listed $30,000 MCALLENMLS
• 2009-04-20 Sold (Public Records) — Public Records
• 1984-03-08 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $416 · +16.9% YoY. Source: county tax records.