213 Cabana Dr · Donna, TX 78537

$85,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 66 Days on market

Built 2013 8,005 sqft lot $70/sqft · 31% above area Est $65k · 31% over

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Why this score? — see what drove the C 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 +24.3/30.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• 1% rule +6.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

APPT. REQUIRED. DO NOT DISTURB TENANT. Prime RGV location with investment potential. This 3BD/2BA mobile home on 0.18+ acres sits minutes from Bus. 83 and US 83/I-2 with convenient access to shopping, dining, and major employers throughout the Valley. Dual street access from two roads accommodates multiple vehicles and offers flexibility for future use. Inside you will find an open living and kitchen layout with center island, and ceiling fans in every room. Currently tenant-occupied and being sold as-is, this property is a value-add play for investors or future home owners ready to renovate.

Key facts

• Prime rgv location
• Dual street access
• Center island

Tags

• PRIME RGV LOCATION
• OPEN LIVING AND KITCHEN LAYOUT
• CENTER ISLAND
• DUAL STREET ACCESS
• TENANT-OCCUPIED

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 $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: schools F, crime F, amenities 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.
• Market conditions: 323 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ~3 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

• It's been on market 66 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.12% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $65,000
• List price: $85,000
• Delta: 30.77%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 S Valley View Rd #81	0.05mi	2/2.0 (-1)	1,040 (-14%)	2mo	$65,000	$63	67
829 South Blvd	0.49mi	2/2.0 (-1)	1,288 (+6%)	9mo	$98,000	$76	55
886 Kennard St	0.50mi	2/2.0 (-1)	1,364 (+12%)	22mo	$79,000	$58	32

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: 30.6%
• Equity multiple: 3.40×
• Total profit: $57,178
• Equity at exit: $76,575

10-year hold

• IRR: 26.5%
• Equity multiple: 7.72×
• Total profit: $159,855
• 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 78537

• Home prices YoY: 5.8%
• Active inventory: 323
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $956 high
• Mortgage (P&I): −$446
• Tax from tax record: −$103 /mo · $1,241/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $171

Break-even live

Break-even rent $740

Max offer price $85,000

Occupancy floor 77%

Sensitivity live

Price	-10% $219	-5% $195	+0% $171	+5% $147	+10% $123
Rent	-10% $95	-5% $133	+0% $171	+5% $208	+10% $246
Rate	-1.0pp $214	-0.5pp $192	base $171	+0.5pp $149	+1.0pp $126

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: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Collins St Donna, TX	3.0	2.0	1420	$1,550	$1.09	24d	1	0.46mi
422 S Val Verde Rd Unit 68 Donna, TX	2.0	1.0	832	$749	$0.90	44d	1	0.66mi
422 S Val Verde Rd Unit 186 Donna, TX	3.0	2.0	960	$850	$0.89	44d	1	0.72mi
110 S 3rd St Donna, TX	2.0	2.0	884	$890	$1.01	44d	1	0.95mi
310 Hester Ave Trlr 227 Donna, TX	3.0	2.0	960	$799	$0.83	24d	1	1.08mi
310 Hester Ave Unit 107 Donna, TX	3.0	2.0	960	$799	$0.83	44d	1	1.08mi
310 Hester Ave Unit 230 Donna, TX	3.0	2.0	960	$749	$0.78	44d	1	1.08mi
310 Scobey Ave Unit 315 Donna, TX	3.0	2.0	960	$799	$0.83	24d	1	1.10mi
310 Scobey Ave Unit 323 Donna, TX	3.0	2.0	1216	$904	$0.74	44d	1	1.10mi
310 Scobey Ave Unit 320 Donna, TX	3.0	2.0	960	$749	$0.78	44d	1	1.10mi
406 S 10th St Donna, TX	3.0	1.0	720	$850	$1.18	44d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 66 DOM
2. 2026-06-17
   days on market $85,000 Active 65 DOM
3. 2026-06-16
   days on market $85,000 Active 64 DOM
4. 2026-06-15
   days on market $85,000 Active 63 DOM
5. 2026-06-14
   days on market $85,000 Active 61 DOM
6. 2026-06-13
   days on market $85,000 Active 60 DOM
7. 2026-06-10
   days on market $85,000 Active 58 DOM
8. 2026-06-09
   days on market $85,000 Active 57 DOM
9. 2026-06-08
   days on market $85,000 Active 56 DOM
10. 2026-06-07
    days on market $85,000 Active 55 DOM
11. 2026-06-05
    days on market $85,000 Active 52 DOM
12. 2026-06-03
    days on market $85,000 Active 51 DOM
13. 2026-06-02
    days on market $85,000 Active 50 DOM
14. 2026-06-01
    days on market $85,000 Active 49 DOM
15. 2026-05-31
    days on market $85,000 Active 48 DOM
16. 2026-05-31
    days on market $85,000 Active 47 DOM
17. 2026-04-13
    listed $85,000 Active 599-char remark

    Show marketing remark (599 chars)

    APPT. REQUIRED. DO NOT DISTURB TENANT. Prime RGV location with investment potential. This 3BD/2BA mobile home on 0.18+ acres sits minutes from Bus. 83 and US 83/I-2 with convenient access to shopping, dining, and major employers throughout the Valley. Dual street access from two roads accommodates multiple vehicles and offers flexibility for future use. Inside you will find an open living and kitchen layout with center island, and ceiling fans in every room. Currently tenant-occupied and being sold as-is, this property is a value-add play for investors or future home owners ready to renovate.

18. 2025-06-09
    soldstatus
19. 1995-04-04
    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: $1,241 · $103/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$314/yr (+$26/mo · 25.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $11,473
• − Mortgage interest: −$4,761
• − Property taxes: −$1,241
• − Insurance: −$425
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,473
• Taxable income: $737
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $1,871/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: 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

3 events — show timeline

• 2026-04-13 Listed $85,000 MCALLENMLS
• 2025-06-09 Sold (Public Records) — Public Records
• 1995-04-04 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,241 · +17.5% YoY. Source: county tax records.