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

$135,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured · 167 Days on market

Manufactured home 55+ age-restricted Built 2013 Good condition 4,020 sqft lot $88/sqft · 32% below area Est $198k · 32% under $17/mo HOA · 2% 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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• Appreciation +7.5/10.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Manufactured-home adj. -4.1

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 $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (27.9% below list).
• Recommended offer: $97k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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: 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: 432 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 32% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 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 167 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 $97,300 (27.9% 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 167 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.72% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.76%
• DSCR: 0.74
• GRM: 11.6

CMA / ARV

• ARV (median comp): $198,457
• List price: $135,000
• Delta: -31.98%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Chile Pequin Dr	0.66mi	4/2.0 (+1)	1,513 (-2%)	2mo	$190,000	$126	60
617 Diego Ct	0.33mi	3/2.0	1,905 (+24%)	3mo	$300,000	$157	57
309 Catalina Ave	0.42mi	3/2.0	1,785 (+16%)	5mo	$280,600	$157	51
509 N 6th St	1.33mi	4/2.5 (+1)	1,512 (-2%)	5mo	$224,400	$148	51
824 Lark St	1.41mi	3/2.5	1,445 (-6%)	4mo	$210,900	$146	50
824 Whitewing St	1.36mi	3/2.0	1,694 (+10%)	0mo	$229,950	$136	48
808 Whitewing St	1.35mi	3/2.0	1,318 (-14%)	3mo	$215,000	$163	39
425 S 7th St	1.22mi	3/2.0	1,243 (-19%)	4mo	$189,000	$152	37
403 Beech Ave	0.86mi	3/2.0	1,154 (-25%)	5mo	$159,900	$139	36
308 N 6th St	1.25mi	4/2.0 (+1)	1,742 (+13%)	5mo	$212,500	$122	34
313 Oak St	0.89mi	3/3.5	1,739 (+13%)	5mo	$200,000	$115	32
500 S 6th St	1.19mi	2/2.0 (-1)	1,288 (-16%)	5mo	$179,500	$139	31

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: 18.8%
• Equity multiple: 2.53×
• Total profit: $57,812
• Equity at exit: $121,619

10-year hold

• IRR: 17.4%
• Equity multiple: 5.84×
• Total profit: $182,785
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $85,000 ($70/sqft)
• Median days on market: 12 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +84.8% 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: 11.6×

Monthly cashflow live

• Estimated rent: $973 high
• 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
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-248

Break-even live

Break-even rent $1,287

Max offer price $99,151

Occupancy floor —

Sensitivity live

Price	-10% $-154	-5% $-201	+0% $-248	+5% $-294	+10% $-341
Rent	-10% $-325	-5% $-286	+0% $-248	+5% $-209	+10% $-171
Rate	-1.0pp $-180	-0.5pp $-213	base $-248	+0.5pp $-283	+1.0pp $-318

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Collins St Donna, TX	3.0	2.0	1420	$1,550	$1.09	72d	1	0.44mi
307 Reid Dr Donna, TX	3.0	2.0	1189	$1,500	$1.26	16d	1	0.72mi
422 S Val Verde Rd Unit 108 Donna, TX	2.0	2.0	1072	$949	$0.89	16d	1	0.73mi
202 W South Ave Donna, TX	1.0–3.0	1.0–2.0	850	$1,295	$1.52	15d	1	0.81mi
310 Scobey Ave Unit 323 Donna, TX	3.0	2.0	1216	$904	$0.74	93d	1	1.12mi
310 Scobey Ave Unit 304 Donna, TX	3.0	2.0	1216	$799	$0.66	16d	1	1.12mi
419 N 8th St Unit 2 Donna, TX	2.0	1.0	2190	$850	$0.39	72d	1	1.40mi

Listing history 27 events

1. 2026-07-01
   days on market $135,000 Active 167 DOM
2. 2026-06-30
   days on market $135,000 Active 166 DOM
3. 2026-06-29
   days on market $135,000 Active 165 DOM
4. 2026-06-28
   days on market $135,000 Active 164 DOM
5. 2026-06-28
   days on market $135,000 Active 163 DOM
6. 2026-06-27
   days on market $135,000 Active 162 DOM
7. 2026-06-25
   days on market $135,000 Active 160 DOM
8. 2026-06-23
   days on market $135,000 Active 158 DOM
9. 2026-06-21
   days on market $135,000 Active 157 DOM
10. 2026-06-18
    days on market $135,000 Active 154 DOM
11. 2026-06-17
    days on market $135,000 Active 153 DOM
12. 2026-06-16
    days on market $135,000 Active 152 DOM
13. 2026-06-15
    days on market $135,000 Active 151 DOM
14. 2026-06-14
    days on market $135,000 Active 149 DOM
15. 2026-06-13
    days on market $135,000 Active 148 DOM
16. 2026-06-10
    days on market $135,000 Active 146 DOM
17. 2026-06-09
    days on market $135,000 Active 145 DOM
18. 2026-06-08
    days on market $135,000 Active 144 DOM
19. 2026-06-07
    days on market $135,000 Active 143 DOM
20. 2026-06-05
    days on market $135,000 Active 140 DOM
21. 2026-06-03
    days on market $135,000 Active 139 DOM
22. 2026-06-02
    days on market $135,000 Active 138 DOM
23. 2026-06-01
    days on market $135,000 Active 137 DOM
24. 2026-05-31
    days on market $135,000 Active 136 DOM
25. 2026-05-31
    days on market $135,000 Active 135 DOM
26. 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.

27. 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: $11,676
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$1,472
• − Repairs & maintenance: −$934
• − Management: −$934
• − HOA: −$204
• − Depreciation: −$3,927
• Taxable loss: −$5,383
• Est. tax savings @ 24.0%: +$1,292
• After-tax cash flow: $-1,681/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 Est. rehab $7,680–$23,040 screening

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. ↑

ⓘ 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 19/100

Zoned Schools

Elementary J W Caceres Discovery Int Academy F TX #3,052/4,322 Nat'l #30,133/41,679 Middle A P Solis Middle F TX #1,602/1,662 Nat'l #12,913/14,009 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

-6.9% since first listed

2 events — show timeline

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