304 E Levee Ave · Hidalgo, TX 78557

$85,000

3 bd · 2.0 ba · 672 sqft · Manufactured public records · 8 Days on market

Built 1980 6,534 sqft lot ↓ 4% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

OPPORTUNITY KNOCKS at 304 Levee St. in Hidalgo! This 2-bedroom, 2-bath manufactured home offers an affordable path to homeownership or a great addition to an investment portfolio. Situated on a spacious lot, the property features a covered carport, open living and dining areas, and plenty of outdoor space to enjoy. With a highly motivated seller, this property is priced to attract attention and presents an excellent opportunity for buyers looking to maximize value. Whether you're searching for a primary residence, rental property, or your next investment project, this home offers plenty of potential at an affordable price point. Schedule your showing today and see the possibilities for your

Key facts

• Covered carport
• Outdoor space
• 6,534 sq ft lot

Tags

• COVERED CARPORT
• OPEN LIVING AND DINING AREAS
• OUTDOOR SPACE

Property features AI

Finance

• Other: Washer and dryer not conveyed
• HOA & community: No association

Exterior

• Parking: 2 covered parking spaces (carport); No garage
• Utilities: City sewer; Cable available
• Home design: Own lot
• Construction: Wood siding; Pillar/post/pier foundation; Metal roof; Total building area 672
• Exterior features: Covered patio; Barbed wire and wood fencing; Paved road access; Corner lot

Interior

• Kitchen: Refrigerator; Electric smooth top stove/range; Water heater (other location)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall unit cooling
• Interior features: Laminate flooring; Laminate countertops; No window coverings
• Laundry & utility: Designated laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 12.6% vs local median 4.2% in Hidalgo — 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 68/100 on livability (#488 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Hidalgo ISD (suburban): math 25% / reading 32% proficiency, ranked #678 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hidalgo El (math 50% / reading 30%, grade F, #1,541 of 4,322 statewide, top 36%, 389 students, 94% FRL); Diaz J H (math 52% / reading 15%, grade F, #911 of 1,662 statewide, top 56%, 565 students, 88% FRL); Hidalgo Early College H S (math 10% / reading 30%, grade F, #1,397 of 1,632 statewide, top 87%, 1,083 students, 86% FRL) — zoned schools average 89% FRL vs 66% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 98 active listings in the ZIP; 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 ($588 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 ~2 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 96% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.62% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.60%
• DSCR: 2.01
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.4%
• Equity multiple: 3.82×
• Total profit: $67,004
• Equity at exit: $76,575

10-year hold

• IRR: 31.4%
• Equity multiple: 8.62×
• Total profit: $181,392
• Equity at exit: $165,136

Cash invested: $23,800 (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 78557

• Home prices YoY: 17.9%
• Active inventory: 98
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$161 /mo · $1,927/yr
• Insurance: −$35
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $323

Break-even live

Break-even rent $971

Max offer price $85,000

Occupancy floor 72%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $85,000 Active 8 DOM
2. 2026-06-17
   days on market $85,000 Active 7 DOM
3. 2026-06-16
   days on market $85,000 Active 6 DOM
4. 2026-06-15
   days on market $85,000 Active 5 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $85,000 Active 3 DOM

ⓘ 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: $1,927 · $161/mo
• Projected year-2 tax: $1,927 · $161/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $16,558
• − Mortgage interest: −$4,761
• − Property taxes: −$1,927
• − Insurance: −$1,928
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$2,473
• Taxable income: $2,820
• Est. tax owed @ 24.0%: −$677
• After-tax cash flow: $3,201/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: Hidalgo ISD
• NCES district ID: 4823100
• Math proficiency: 25% ▼ -32.00%
• Reading proficiency: 32% ▼ -10.00%
• Median HH income: $35,219
• Composite: 23.52/100
• National rank: #7866
• State rank: #678 of 826 in TX

Livability — Hidalgo

• Score: 68/100
• State rank: #488
• US rank: #9681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hidalgo, TX
• City population: 14,250
• Population (ZIP): 14,250

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 (99%)
• Race & ethnicity: Hispanic / Latino 99% Two or more races 47%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 39% · Canada
• Languages at home: 6% English-only · Spanish 94%

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: ▲ 34.26%
• Current HPI: 225.701
• 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

-4.5% since first listed

6 events — show timeline

• 2026-06-10 Listed $85,000 MCALLENMLS
• 2025-10-07 Price Changed $63,000 MCALLENMLS
• 2025-09-30 Price Changed $70,000 MCALLENMLS
• 2025-02-11 Listed $89,000 MCALLENMLS
• 2015-09-14 Sold (Public Records) — Public Records
• 2000-10-31 Sold (Public Records) — Public Records

Property tax history

+10.6%/yr

Latest (2025): $1,927 · +38.9% YoY. Source: county tax records.