Is 2504 Meadowlark St Lot 368 in Palmview, TX a good investment?

CashFlowRE grades it D with a 4.0% cap rate and $-189/mo modeled cash flow at a $99,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 2504 Meadowlark St Lot 368?

The modeled cap rate is 4.0% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $729/month, from CashFlowRE's rent model.

D Composite 42.12

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 +13.4/15.0
Cash flow +10.5/30.0
Condition / age +4.8/5.0
1% rule +3.7/10.0
Livability +2.9/5.0
DSCR +2.7/10.0
Rent growth +2.7/5.0
Schools +2.7/10.0
Appreciation +2.5/10.0
Manufactured-home adj. -3.7

$99,900

2504 Meadowlark St Lot 368 · Palmview, TX 78572

1 bd · 1.0 ba · 736 sqft · Manufactured · 74 Days on market

Manufactured home 55+ age-restricted Built 2002 Excellent condition 2,874 sqft lot $136/sqft · 13% below area Est $115k · 13% under $75/mo HOA · 10% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

PRICE ADJUSTMENT!!! Certified 55+ Gated Community. This 14X 40 Texas room is wheel chair accessible with a wheel chair ramp. Open concept living/kitchen area. The kitchen has lots of storage with Range/Oven, refrigerator and built in microwave. The Bathroom has a walk in shower, toilet, sink and vanity. You have a laundry room/Closet area with a stackable washer/dryer and a second entrance. The front porch is 12X14 and has a ceiling fan. The covered RV pad is 12X40 with full hook ups. The porch deck was designed for a 5th wheel with 2 slides. This property is not suitable for a 3 slide RV. Green Gate Grove offers a year round saltwater pool with jacuzzi, a BBQ area, Pickle Ball, Horse shoe pit, Shuffle board court, large club house, library, pool room, card room and lots of Winter activities.

Key facts

Move-in ready
Open floor plan
New construction

What this means for you Summary

Snapshot

This is a 1-bed/1.0-bath manufactured listed at $100k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
To cash-flow at today's rent, offer at most $73k (27.4% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $73k (27.0% below list).
Recommended offer: $73k (27.4% below list) — sets the bar for cash-flow.

Location & tenants

Location reads 57/100 on livability (#1,267 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D, amenities F, commute F.
La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
Zoned schools: Jose De Escandon El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 640 students, 86% FRL); Irene M Garcia Middle (math 17% / reading 23%, grade F, #1,428 of 1,662 statewide, top 87%, 641 students, 89% FRL); La Joya Palmview H S (math 20% / reading 37%, grade F, #1,157 of 1,632 statewide, top 72%, 2,155 students, 91% FRL) — zoned schools average 89% FRL vs 54% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: Rents flat; 1261 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
This rent is only 16% of the median local income ($54k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 74 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
3 sale attempts since 3y ago 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, 94% 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 $72,533 (27.4% below list)

Questions for the listing agent

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?
It's been on market 74 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
Crime grade is D 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?
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?
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.
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.
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: 0.73% ✗
Cap rate: 4.02%
Cash-on-cash: -8.11%
DSCR: 0.64
GRM: 11.4

CMA / ARV

ARV (median comp): $115,000
List price: $99,900
Delta: -13.13%
Verdict: UNDERPRICED
Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2409 Starling Cir W	0.06mi	1/1.0	764 (+4%)	2mo	$60,000	$79	89
59 Lampshire Ave	0.41mi	1/1.0	736 (0%)	16mo	$75,000	$102	68
2511 Starling Cir W	0.02mi	1/1.0	640 (-13%)	20mo	$86,500	$135	60
2423 Bobolink Cir E #299	0.07mi	2/1.5 (+1)	800 (+9%)	21mo	$99,750	$125	58
4326 Wintex Ln	0.42mi	2/1.0 (+1)	648 (-12%)	1mo	$65,000	$100	54

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 · 0.93% rent growth · sell at horizon

5-year hold

IRR: -33.1%
Equity multiple: -0.06×
Total profit: $-29,665
Equity at exit: $14,895

10-year hold

IRR: -56.4%
Equity multiple: -0.68×
Total profit: $-46,971
Equity at exit: $8,638

Cash invested: $27,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 6 active · 3 under contract
Months of supply: 12.0 mo (8%/mo absorbed)
Median asking: $74,700 ($104/sqft)
Median days on market: 102 d
This list price: 83% of active listings are priced below it
ARV vs active asking: +49.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78572

Home prices YoY: -22.9%
Rents YoY: 0.9%
Active inventory: 1261
Price-to-rent: 11.4×

Monthly cashflow live

Estimated rent: $729 medium interval (Pro) →
Mortgage (P&I): −$524
Tax est. 1.5%: −$125 /mo · $1,498/yr
Insurance: −$42
HOA: −$75
Lot rent leased land?: −$0
Vacancy / Maint / Mgmt: −$153
Net cashflow: $-189

Break-even live

Break-even rent $969

Max offer price $72,533

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-155	+0% $-189	+5% $-224	+10% $-258
Rent	-10% $-247	-5% $-218	+0% $-189	+5% $-160	+10% $-132
Rate	-1.0pp $-139	-0.5pp $-164	base $-189	+0.5pp $-215	+1.0pp $-241

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: $24,975
Closing costs: $2,997
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 N Linden St Palmview, TX	1.0	1.0	429	$850	$1.98	10d	1	0.24mi
4321 Royal Palm Dr Mission, TX	2.0	1.0	572	$800	$1.40	164d	1	0.49mi

Property features AI

Finance

Other: Property directions available from Bus 83 and S Bentsen Palm DriveListing broker: Star Properties Real Estate
Financial info: Escrow: 1000
HOA & community: Association: Greengate GroveMonthly association fee of $75POA mandatoryCommunity poolSenior community

Exterior

Parking: No carport
Security: Gated community
Utilities: Septic tankCable availablePublic water
Home design: Own lotLiving area measured from blueprints
Construction: Vinyl sidingComposition shingle roofSlab foundationBuilt on a 0.066-acre lot
Exterior features: Gutters and spoutingDeck / balcony / porchPatio slabPaved road accessPublic water

Interior

Kitchen: DishwasherMicrowaveElectric smooth-top range
Bedrooms: Primary bedroom with walk-in closet
Flooring: Tile flooring
Bathrooms: 1 full bathroom
Heating & cooling: Central heatingCentral air conditioningThermostat (energy efficient)
Interior features: Granite countertopsCeiling fansDecorative / high ceilingsEnergy storm doorDouble-pane windowsPlantation shuttersSmoke detectors
Laundry & utility: Laundry room with washer/dryer connectionsWasher includedDryer includedElectric water heater

HOA detail $75/mo · $900/yr

Likely covers: waterpoolsecurity

Listing history 50 events

2026-11-08

days on market $99,900 Active 74 DOM
2026-11-07

days on market $99,900 Active 73 DOM
2026-11-06

days on market $99,900 Active 72 DOM
2026-11-05

days on market $99,900 Active 71 DOM
2026-11-04

days on market $99,900 Active 70 DOM
2026-11-02

days on market $99,900 Active 68 DOM
2026-11-01

days on market $99,900 Active 67 DOM
2026-10-31

days on market $99,900 Active 66 DOM
2026-10-30

days on market $99,900 Active 65 DOM
2026-10-29

days on market $99,900 Active 64 DOM
2026-10-28

days on market $99,900 Active 63 DOM
2026-10-27

days on market $99,900 Active 62 DOM
2026-10-26

days on market $99,900 Active 61 DOM
2026-10-25

days on market $99,900 Active 60 DOM
2026-10-24

days on market $99,900 Active 59 DOM
2026-10-23

days on market $99,900 Active 58 DOM
2026-10-22

days on market $99,900 Active 57 DOM
2026-10-21

days on market $99,900 Active 56 DOM
2026-10-20

days on market $99,900 Active 55 DOM
2026-10-19

days on market $99,900 Active 54 DOM
2026-10-18

days on market $99,900 Active 53 DOM
2026-10-17

days on market $99,900 Active 52 DOM
2026-10-16

days on market $99,900 Active 51 DOM
2026-10-15

days on market $99,900 Active 50 DOM
2026-10-14

days on market $99,900 Active 49 DOM
2026-10-13

days on market $99,900 Active 48 DOM
2026-10-12

days on market $99,900 Active 47 DOM
2026-10-11

days on market $99,900 Active 46 DOM
2026-10-10

days on market $99,900 Active 45 DOM
2026-10-09

days on market $99,900 Active 44 DOM
2026-10-08

days on market $99,900 Active 43 DOM
2026-10-07

days on market $99,900 Active 42 DOM
2026-10-06

days on market $99,900 Active 41 DOM
2026-10-05

days on market $99,900 Active 40 DOM
2026-10-04

days on market $99,900 Active 39 DOM
2026-10-04

days on market $99,900 Active 38 DOM
2026-10-02

days on market $99,900 Active 37 DOM
2026-10-01

days on market $99,900 Active 36 DOM
2026-09-30

days on market $99,900 Active 35 DOM
2026-09-29

days on market $99,900 Active 34 DOM
2026-09-28

days on market $99,900 Active 33 DOM
2026-09-27

days on market $99,900 Active 32 DOM
2026-09-25

days on market $99,900 Active 30 DOM
2026-09-24

days on market $99,900 Active 29 DOM
2026-09-23

days on market $99,900 Active 28 DOM
2026-09-22

days on market $99,900 Active 27 DOM
2026-09-21

days on market $99,900 Active 26 DOM
2026-09-20

days on market $99,900 Active 25 DOM
2026-09-19

days on market $99,900 Active 24 DOM
2026-09-18

days on market $99,900 Active 23 DOM

ⓘ 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 2/10 Low FEMA zone X · 9% chance over 30 yrs
🔥 Wildfire 3/10 Moderate
🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
💨 Wind 8/10 Severe 94% chance of damaging wind over 30 yrs
🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $8,753
− Mortgage interest: −$5,596
− Property taxes: −$1,498
− Insurance: −$500
− Repairs & maintenance: −$700
− Management: −$700
− HOA: −$900
− Depreciation: −$2,906
Taxable loss: −$4,047

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$971
After-tax cash flow: $-1,298/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 · 11 photos

Excellent 95/100 None rehab

This move-in ready home in a 55+ community features modern updates and excellent condition, with no visible repairs needed. Potential value-adding updates include exterior painting and smart home integration.

Value-add opportunities

Both Paint exterior siding — Enhances curb appeal and can increase value ↑
Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves comfort ↑
Both Install smart home devices — Improves convenience and can increase value ↑

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Jose De Escandon El F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Irene M Garcia Middle F TX #1,428/1,662 Nat'l #11,652/14,009 High La Joya Palmview H S F TX #1,157/1,632 Nat'l #11,681/17,239

Schools (NCES district)

District: La Joya ISD
NCES district ID: 4826130
Math proficiency: 18% ▼ -35.00%
Reading proficiency: 29% ▼ -10.00%
Median HH income: $27,845
Composite: 18.65/100
National rank: #8891
State rank: #759 of 826 in TX

D Composite livability gradescore 57/100

Livability — Palmview

Score: 57/100
State rank: #1267
US rank: #22043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place: Palmview, TX
County: Hidalgo County · 955,232 people
Metro: McAllen-Edinburg-Mission, TX
Population (ZIP): 78,024
Household income: $54,298
Rent vs Own: 29.0% rent · 71.0% own
Severe rent burden: 8% of renters

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 (85%)
Race & ethnicity: Hispanic / Latino 85% Two or more races 47% White 12% Asian 2%
Hispanic origin (detail): Mexican 80%
Languages at home: 22% 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: ▼ -62.35%
Current HPI: 209.3573
Rent YoY: ▲ 0.93%
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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

+122.0% since first listed

6 events — show timeline

2026-08-26 Listed $99,900 MCALLENMLS
2026-03-02 Listed $110,000 MCALLENMLS
2023-08-21 Sold (MLS) — MCALLENMLS
2023-07-22 Pending — MCALLENMLS
2023-03-29 Price Changed $40,000 MCALLENMLS
2023-03-06 Listed $45,000 MCALLENMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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