334 Fan Palm Dr · Alamo, TX 78516

$91,500

3 bd · 2.0 ba · 1,308 sqft · Manufactured public records · 193 Days on market

Built 1972 4,785 sqft lot $70/sqft · 25% above area Est $73k · 25% over $40/mo HOA · 3% of rent ↓ 17% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property features 3 bedrooms and 2 bathrooms with an added-on bonus room which can be used for a second living area. All the subflooring has been replaced in the floors. There are double paned and tinted windows added throughout the mobile. The kitchen is at front of the mobile home and the cabinets have been upgraded and is roomy with a view out the window and sliding door. What is nice about this mobile home is the walls in the living and kitchen have all been textured to give you the feel of a house. There is a nice sitting area on the side and the property has 2 orange trees and a grapefruit tree. In the back is an added-on workshop for your tools.

Key facts

• Textured walls
• Double paned windows
• Orange trees

Tags

• ADDED-ON BONUS ROOM
• DOUBLE PANED WINDOWS
• UPGRADED CABINETS
• TEXTURED WALLS
• SITTING AREA
• ORANGE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.7% in Alamo — 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 62/100 on livability (#916 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, schools D, crime 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: 350 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 31% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $633 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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. 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.
9. 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.
10. 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: 1.52% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.31%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $73,160
• List price: $91,500
• Delta: 25.07%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Castle Palm Dr	0.16mi	3/2.0	1,240 (-5%)	3mo	$73,160	$59	81
340 Fan Palm	0.03mi	2/2.0 (-1)	1,393 (+6%)	9mo	$99,000	$71	76
344 Windmill Palm St	0.06mi	3/2.0	1,120 (-14%)	2mo	$54,900	$49	72
337 Fan Palm Dr	0.03mi	2/2.0 (-1)	1,153 (-12%)	19mo	$89,500	$78	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.55×
• Total profit: $14,178
• Equity at exit: $13,643

10-year hold

• IRR: 22.7%
• Equity multiple: 2.94×
• Total profit: $49,771
• Equity at exit: $7,911

Cash invested: $25,620 (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 78516

• Home prices YoY: -6.5%
• Active inventory: 350
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$480
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$38
• HOA: −$40
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $455

Break-even live

Break-even rent $815

Max offer price $91,500

Occupancy floor 62%

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: $22,875
• Closing costs: $2,745
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
438 Alma Ave Alamo, TX	4.0	2.0	1392	$1,600	$1.15	14d	1	0.12mi
428 E Acacia Ave Unit 4 Alamo, TX	3.0	2.0	1040	$1,300	$1.25	23d	1	0.28mi
436 E Acacia Ave Alamo, TX	3.0	2.0	1130	$1,225	$1.08	14d	1	0.30mi
444 E Acacia Ave Unit 3 Alamo, TX	3.0	2.0	1107	$1,300	$1.17	23d	1	0.32mi
812 Santa Anna Dr Alamo, TX	2.0	2.0	1400	$2,000	$1.43	14d	1	0.66mi
357 Pine Crk Alamo, TX	4.0	2.0	1580	$1,750	$1.11	14d	1	0.75mi
1020 Palm Dr Unit 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	23d	1	0.91mi
1036 Palm Dr Unit 1 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	23d	1	0.91mi
1032 Palm Dr Apt 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	23d	1	0.91mi
1122 Country Club Dr Unit 4 Alamo, TX	3.0	2.0	1060	$1,200	$1.13	14d	1	1.04mi
1233 Country Club Dr Unit 4 Alamo, TX	2.0	2.0	1099	$1,050	$0.96	44d	1	1.04mi
529 Country Club Dr Alamo, TX	3.0	2.0	1419	$1,950	$1.37	14d	1	1.07mi
435 Medina Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,200	$1.32	44d	1	1.15mi
443 Medina Ln Unit 3 Alamo, TX	2.0	2.0	908	$1,125	$1.24	23d	1	1.15mi
435 Medina Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	23d	1	1.15mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	23d	1	1.16mi
740 N Alamo Rd Unit 1 Alamo, TX	2.0	2.0	956	$1,200	$1.26	44d	1	1.16mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	44d	1	1.16mi
1020 Palm Dr Unit 1 Alamo, TX	3.0	2.0	1078	$1,275	$1.18	44d	1	1.17mi
427 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	21d	1	1.21mi
427 Frio Ln Apt 4 Alamo, TX	3.0	2.0	1118	$1,275	$1.14	44d	1	1.21mi
440 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,275	$1.40	44d	1	1.21mi
440 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	23d	1	1.21mi
444 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,125	$1.24	23d	1	1.21mi
439 Frio Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	23d	1	1.21mi
448 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	44d	1	1.21mi
440 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	44d	1	1.21mi
448 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	23d	1	1.21mi
1203 W Jasmine Ave Alamo, TX	3.0	2.0	1588	$1,500	$0.94	21d	1	1.30mi
913 S 13th St Unit 1 Alamo, TX	2.0	2.0	1008	$1,050	$1.04	44d	1	1.47mi
422 S Val Verde Rd Unit 186 Donna, TX	3.0	2.0	960	$850	$0.89	44d	1	1.48mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 20 events

1. 2026-06-18
   days on market $91,500 Active 193 DOM
2. 2026-06-17
   days on market $91,500 Active 192 DOM
3. 2026-06-16
   days on market $91,500 Active 191 DOM
4. 2026-06-15
   days on market $91,500 Active 190 DOM
5. 2026-06-14
   days on market $91,500 Active 188 DOM
6. 2026-06-13
   days on market $91,500 Active 187 DOM
7. 2026-06-10
   days on market $91,500 Active 185 DOM
8. 2026-06-09
   days on market $91,500 Active 184 DOM
9. 2026-06-08
   days on market $91,500 Active 183 DOM
10. 2026-06-07
    days on market $91,500 Active 182 DOM
11. 2026-06-05
    days on market $91,500 Active 179 DOM
12. 2026-06-03
    days on market $91,500 Active 178 DOM
13. 2026-06-02
    days on market $91,500 Active 177 DOM
14. 2026-06-01
    days on market $91,500 Active 176 DOM
15. 2026-05-31
    days on market $91,500 Active 175 DOM
16. 2026-05-31
    days on market $91,500 Active 174 DOM
17. 2025-12-06
    listed $91,500 Active 665-char remark

    Show marketing remark (665 chars)

    This property features 3 bedrooms and 2 bathrooms with an added-on bonus room which can be used for a second living area. All the subflooring has been replaced in the floors. There are double paned and tinted windows added throughout the mobile. The kitchen is at front of the mobile home and the cabinets have been upgraded and is roomy with a view out the window and sliding door. What is nice about this mobile home is the walls in the living and kitchen have all been textured to give you the feel of a house. There is a nice sitting area on the side and the property has 2 orange trees and a grapefruit tree. In the back is an added-on workshop for your tools.

18. 2025-03-10
    listed $110,000 Active
19. 2008-05-06
    soldstatus
20. 1991-04-04
    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: $1,030 · $86/mo
• Projected year-2 tax: $1,674 · $140/mo
• Expected delta: +$644/yr (+$54/mo · 62.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $16,690
• − Mortgage interest: −$5,125
• − Property taxes: −$1,030
• − Insurance: −$458
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − HOA: −$480
• − Depreciation: −$2,662
• Taxable income: $4,265
• Est. tax owed @ 24.0%: −$1,024
• After-tax cash flow: $4,436/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 — Alamo

• Score: 62/100
• State rank: #916
• US rank: #16356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamo, TX
• County: Hidalgo County · 623,128 people
• City population: 34,370
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 34,370
• Household income: $53,229
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 476.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 40% White 10% Black 1%
• Hispanic origin (detail): Mexican 86%
• Foreign-born: 29% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▼ -15.56%
• Current HPI: 225.4438
• Rent YoY: —
• 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

-16.8% since first listed

4 events — show timeline

• 2025-12-06 Listed $91,500 MCALLENMLS
• 2025-03-10 Listed $110,000 MCALLENMLS
• 2008-05-06 Sold (Public Records) — Public Records
• 1991-04-04 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,030 · +10.1% YoY. Source: county tax records.