2616 Verbena Ave · Edinburg, TX 78542

$100,000

2 bd · 3.0 ba · 924 sqft · Manufactured public records · 72 Days on market

Built 1984 5,248 sqft lot Est $90k · 12% over ↓ 17% 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 +20.2/30.0
• DSCR +6.4/10.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and versatile property offering expanded living areas and added functionality. This mobile home has been thoughtfully extended to include additional improvements, resulting in a total of 4 bedrooms, 2 living areas, and 3 full bathrooms. The added spaces include a second living area, additional bedrooms, a laundry room, and a unique secret/panic room, providing flexibility for a variety of needs. The exterior features an extended carport that spans the entire front portion of the property, along with a full concrete slab for ample parking. Two gated entrances allow for multiple vehicle access, and the 6-foot front gate provides added privacy and security. Property does require some TLC but offers great potential with its generous layout and existing improvements. Ideal for buyers looking for space, functionality, and the opportunity to customize to their liking.

Key facts

• Laundry room
• Extended carport
• Second living area

Tags

• EXPANDED LIVING AREAS
• SECOND LIVING AREA
• LAUNDRY ROOM
• UNIQUE SECRET ROOM
• EXTENDED CARPORT
• FULL CONCRETE SLAB

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.4% in Edinburg — 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 (#784 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• Edinburg CISD (urban): math 20% / reading 34% proficiency, ranked #699 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.1%/yr); 1003 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 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?
5. 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?
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: 1.10% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $89,628
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2518 Agave Ave	0.06mi	3/2.0 (+1)	928 (+0%)	15mo	$90,000	$97	75

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.60×
• Total profit: $-11,293
• Equity at exit: $14,910

10-year hold

• IRR: -7.7%
• Equity multiple: 0.58×
• Total profit: $-11,690
• Equity at exit: $8,646

Cash invested: $28,000 (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 78542

• Home prices YoY: -13.4%
• Rents YoY: -1.1%
• Active inventory: 1003
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$524
• Tax from tax record: −$177 /mo · $2,119/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $127

Break-even live

Break-even rent $940

Max offer price $100,000

Occupancy floor 83%

Sensitivity live

Price	-10% $184	-5% $155	+0% $127	+5% $99	+10% $70
Rent	-10% $40	-5% $84	+0% $127	+5% $170	+10% $214
Rate	-1.0pp $177	-0.5pp $152	base $127	+0.5pp $101	+1.0pp $75

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 S Raul Longoria Rd Edinburg, TX	2.0	2.0	1000	$1,350	$1.35	44d	1	0.48mi
302 S Doolittle Rd Edinburg, TX	1.0–3.0	1.0–2.0	750	$800	$1.07	14d	7	0.60mi
220 S 25th Ave Edinburg, TX	1.0–3.0	1.0	773	$799	$1.03	14d	6	0.72mi
805 Dove Ave Unit 1 Edinburg, TX	2.0	2.0	945	$1,150	$1.22	44d	1	0.92mi
816 Dove Ave Unit 2 Edinburg, TX	2.0	2.0	1000	$1,250	$1.25	44d	1	0.93mi
809 Dove Ave Unit 3 Edinburg, TX	1.0	1.0	950	$950	$1.00	44d	1	0.94mi
817 Dove Ave Unit 2 Edinburg, TX	1.0	1.0	950	$950	$1.00	44d	1	0.97mi
2714 E Mile 17 1/2 N Edinburg, TX	2.0	1.0	840	$599	$0.71	44d	1	1.16mi
1405 E Sonador Dr S Edinburg, TX	3.0	2.0	1074	$1,900	$1.77	44d	1	1.30mi
604 E Schunior St Edinburg, TX	3.0	2.0	1100	$1,150	$1.05	44d	1	1.32mi
1404 Deer Hls Unit 3 Edinburg, TX	2.0	2.0	975	$1,100	$1.13	44d	1	1.38mi
1408 Deer Hls Unit 4 Edinburg, TX	2.0	2.0	900	$995	$1.11	44d	1	1.38mi
1408 Deer Hls Unit 3 Edinburg, TX	2.0	2.0	900	$990	$1.10	44d	1	1.38mi
1331 E Candor Dr Edinburg, TX	3.0	2.0	1121	$1,700	$1.52	44d	1	1.40mi
811 S 19th Ave Edinburg, TX	3.0	2.0	1102	$1,500	$1.36	44d	1	1.40mi
1420 Deer Hls Unit 3 Edinburg, TX	2.0	2.0	1030	$1,100	$1.07	24d	1	1.41mi
1502 Deer Hls Unit 3 Edinburg, TX	2.0	2.0	940	$995	$1.06	21d	1	1.41mi
1502 Deer Hls Unit 3 Edinburg, TX	2.0	2.0	940	$995	$1.06	44d	1	1.41mi
1502 Deer Hls Unit 3 Edinburg, TX	2.0	2.0	940	$995	$1.06	24d	1	1.41mi
1403 Deer Hls Unit 2 Edinburg, TX	3.0	2.0	1100	$1,200	$1.09	44d	1	1.42mi
1407 Deer Hls Unit 1 Edinburg, TX	2.0	2.0	975	$995	$1.02	24d	1	1.43mi
1402 Coyote Hls Unit 4 Edinburg, TX	2.0	2.0	925	$990	$1.07	44d	1	1.43mi
1411 Deer Hls Edinburg, TX	2.0–3.0	2.0	1037	$1,100	$1.06	44d	2	1.43mi
1411 Deer Hls Unit 1 Edinburg, TX	2.0	2.0	975	$1,100	$1.13	24d	1	1.43mi
1410 Coyote Hls Unit 4 Edinburg, TX	3.0	2.0	1100	$1,200	$1.09	24d	1	1.45mi
1405 Coyote Hls Unit 2 Edinburg, TX	3.0	2.0	1100	$1,150	$1.05	24d	1	1.48mi
1405 Coyote Hls Edinburg, TX	3.0	2.0	1100	$1,150	$1.05	14d	1	1.48mi
1512 Coyote Hls Unit 1 Edinburg, TX	2.0	2.0	950	$995	$1.05	44d	1	1.48mi
1409 Coyote Hls Unit 2 Edinburg, TX	3.0	2.0	1100	$1,300	$1.18	14d	1	1.49mi
1413 Coyote Hls Unit 4 Edinburg, TX	3.0	2.0	1050	$1,150	$1.10	24d	1	1.49mi
1417 Coyote Hls Unit 1 Edinburg, TX	2.0	2.0	940	$985	$1.05	45d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $100,000 Active 72 DOM
2. 2026-06-17
   days on market $100,000 Active 71 DOM
3. 2026-06-16
   days on market $100,000 Active 70 DOM
4. 2026-06-15
   days on market $100,000 Active 69 DOM
5. 2026-06-14
   days on market $100,000 Active 67 DOM
6. 2026-06-13
   days on market $100,000 Active 66 DOM
7. 2026-06-10
   days on market $100,000 Active 64 DOM
8. 2026-06-09
   days on market $100,000 Active 63 DOM
9. 2026-06-08
   days on market $100,000 Active 62 DOM
10. 2026-06-07
    days on market $100,000 Active 61 DOM
11. 2026-06-03
    days on market $100,000 Active 57 DOM
12. 2026-06-02
    days on market $100,000 Active 56 DOM
13. 2026-06-01
    days on market $100,000 Active 55 DOM
14. 2026-05-31
    days on market $100,000 Active 54 DOM
15. 2026-05-31
    days on market $100,000 Active 53 DOM
16. 2026-05-19
    price $100,000 884-char remark

    Show marketing remark (884 chars)

    Spacious and versatile property offering expanded living areas and added functionality. This mobile home has been thoughtfully extended to include additional improvements, resulting in a total of 4 bedrooms, 2 living areas, and 3 full bathrooms. The added spaces include a second living area, additional bedrooms, a laundry room, and a unique secret/panic room, providing flexibility for a variety of needs. The exterior features an extended carport that spans the entire front portion of the property, along with a full concrete slab for ample parking. Two gated entrances allow for multiple vehicle access, and the 6-foot front gate provides added privacy and security. Property does require some TLC but offers great potential with its generous layout and existing improvements. Ideal for buyers looking for space, functionality, and the opportunity to customize to their liking.

17. 2026-04-07
    listed $120,000 Active 884-char remark

    Show marketing remark (884 chars)

    Spacious and versatile property offering expanded living areas and added functionality. This mobile home has been thoughtfully extended to include additional improvements, resulting in a total of 4 bedrooms, 2 living areas, and 3 full bathrooms. The added spaces include a second living area, additional bedrooms, a laundry room, and a unique secret/panic room, providing flexibility for a variety of needs. The exterior features an extended carport that spans the entire front portion of the property, along with a full concrete slab for ample parking. Two gated entrances allow for multiple vehicle access, and the 6-foot front gate provides added privacy and security. Property does require some TLC but offers great potential with its generous layout and existing improvements. Ideal for buyers looking for space, functionality, and the opportunity to customize to their liking.

18. 2005-04-28
    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: $2,119 · $177/mo
• Projected year-2 tax: $2,119 · $177/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 X (shaded) · 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 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: $13,210
• − Mortgage interest: −$5,602
• − Property taxes: −$2,119
• − Insurance: −$500
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$2,909
• Taxable loss: −$33
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $1,532/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: Edinburg CISD
• NCES district ID: 4818180
• Math proficiency: 20% ▼ -34.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $36,985
• Composite: 22.42/100
• National rank: #8114
• State rank: #699 of 826 in TX

Livability — Edinburg

• Score: 64/100
• State rank: #784
• US rank: #14319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edinburg, TX
• County: Hidalgo County · 623,128 people
• City population: 178,279
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 89,401
• Household income: $55,243
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1240.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 59% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 25% · 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: ▼ -34.17%
• Current HPI: 220.921
• Rent YoY: ▼ -1.07%
• 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

-16.7% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $100,000 MCALLENMLS
• 2026-04-07 Listed $120,000 MCALLENMLS
• 2005-04-28 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,119 · +19.4% YoY. Source: county tax records.