215 S Valley View Rd Lot 252 & 253 · Donna, TX 78537

$135,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured · 157 Days on market

Built 2013 Good condition 4,020 sqft lot $88/sqft · 41% above area Est $96k · 41% over $17/mo HOA · 1% of rent ↓ 7% 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 +16.7/30.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• 1% rule +4.7/10.0
• Condition / age +4.0/5.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to 215 S Valley View Rd, located in the peaceful Quiet Village II community in Donna, TX. This well-kept mobile home sits on a spacious double lot, offering plenty of room for outdoor living, gardening, or additional parking. Enjoy the comfort of a 55+ neighborhood that’s quiet, welcoming, and conveniently located near schools, shopping, and daily essentials. A perfect option for anyone looking for a low-maintenance lifestyle in a well-established community.

Key facts

• Spacious double lot
• Outdoor living
• 4,020 sq ft lot

Tags

• SPACIOUS DOUBLE LOT
• OUTDOOR LIVING
• LOW-MAINTENANCE LIFESTYLE
• WELL-ESTABLISHED COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $17 ($199/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (3.1% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: 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: J W Caceres Discovery Int Academy (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 262 students, 96% FRL); A P Solis Middle (math 8% / reading 19%, grade F, #1,602 of 1,662 statewide, top 97%, 666 students, 93% 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: 327 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ($933 loan paydown + $14k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.97% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 8.6

CMA / ARV

• ARV (median comp): $95,870
• List price: $135,000
• Delta: 40.82%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
889 Kennard St	0.48mi	3/2.0	1,456 (-5%)	17mo	$110,000	$76	54
886 Kennard St	0.47mi	2/2.0 (-1)	1,364 (-11%)	23mo	$79,000	$58	36

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: 24.7%
• Equity multiple: 2.97×
• Total profit: $74,653
• Equity at exit: $121,619

10-year hold

• IRR: 21.8%
• Equity multiple: 6.80×
• Total profit: $219,150
• Equity at exit: $262,275

Cash invested: $37,800 (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 78537

• Home prices YoY: 5.8%
• Active inventory: 327
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$17
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $17

Break-even live

Break-even rent $1,287

Max offer price $135,000

Occupancy floor 94%

Sensitivity live

Price	-10% $110	-5% $63	+0% $17	+5% $-30	+10% $-77
Rent	-10% $-87	-5% $-35	+0% $17	+5% $68	+10% $120
Rate	-1.0pp $85	-0.5pp $51	base $17	+0.5pp $-18	+1.0pp $-54

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Collins St Donna, TX	3.0	2.0	1420	$1,550	$1.09	25d	1	0.44mi
310 Scobey Ave Unit 323 Donna, TX	3.0	2.0	1216	$904	$0.74	45d	1	1.12mi
419 N 8th St Unit 2 Donna, TX	2.0	1.0	2190	$850	$0.39	25d	1	1.40mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 19 events

1. 2026-06-21
   days on market $135,000 Active 157 DOM
2. 2026-06-18
   days on market $135,000 Active 154 DOM
3. 2026-06-17
   days on market $135,000 Active 153 DOM
4. 2026-06-16
   days on market $135,000 Active 152 DOM
5. 2026-06-15
   days on market $135,000 Active 151 DOM
6. 2026-06-14
   days on market $135,000 Active 149 DOM
7. 2026-06-13
   days on market $135,000 Active 148 DOM
8. 2026-06-10
   days on market $135,000 Active 146 DOM
9. 2026-06-09
   days on market $135,000 Active 145 DOM
10. 2026-06-08
    days on market $135,000 Active 144 DOM
11. 2026-06-07
    days on market $135,000 Active 143 DOM
12. 2026-06-05
    days on market $135,000 Active 140 DOM
13. 2026-06-03
    days on market $135,000 Active 139 DOM
14. 2026-06-02
    days on market $135,000 Active 138 DOM
15. 2026-06-01
    days on market $135,000 Active 137 DOM
16. 2026-05-31
    days on market $135,000 Active 136 DOM
17. 2026-05-31
    days on market $135,000 Active 135 DOM
18. 2026-02-16
    price $135,000 476-char remark

    Show marketing remark (476 chars)

    Welcome to 215 S Valley View Rd, located in the peaceful Quiet Village II community in Donna, TX. This well-kept mobile home sits on a spacious double lot, offering plenty of room for outdoor living, gardening, or additional parking. Enjoy the comfort of a 55+ neighborhood that’s quiet, welcoming, and conveniently located near schools, shopping, and daily essentials. A perfect option for anyone looking for a low-maintenance lifestyle in a well-established community.

19. 2026-01-15
    listed $145,000 Active 476-char remark

    Show marketing remark (476 chars)

    Welcome to 215 S Valley View Rd, located in the peaceful Quiet Village II community in Donna, TX. This well-kept mobile home sits on a spacious double lot, offering plenty of room for outdoor living, gardening, or additional parking. Enjoy the comfort of a 55+ neighborhood that’s quiet, welcoming, and conveniently located near schools, shopping, and daily essentials. A perfect option for anyone looking for a low-maintenance lifestyle in a well-established community.

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $15,691
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − HOA: −$204
• − Depreciation: −$3,927
• Taxable loss: −$2,010
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $682/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 · 6 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home in a peaceful community offers a good condition with minimal repairs needed. Upgrades in paint, landscaping, and kitchen appliances can significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract potential buyers/tenants.
• Both New flooring in bathrooms — Fresh flooring can improve the look and feel of the bathrooms, enhancing both resale and rental value.
• Both Upgrading kitchen appliances — Modernizing the kitchen with new appliances can attract more buyers and renters.
• Both Landscaping and curb appeal improvements — Enhanced landscaping can increase curb appeal and attract potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract potential buyers/tenants. ↑
• Both New flooring in bathrooms — Fresh flooring can improve the look and feel of the bathrooms, enhancing both resale and rental value. ↑
• Both Upgrading kitchen appliances — Modernizing the kitchen with new appliances can attract more buyers and renters. ↑
• Both Landscaping and curb appeal improvements — Enhanced landscaping can increase curb appeal and attract potential buyers/tenants. ↑

ⓘ 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

-6.9% since first listed

2 events — show timeline

• 2026-02-16 Price Changed $135,000 MCALLENMLS
• 2026-01-15 Listed $145,000 MCALLENMLS