2504 Meadowlark St Lot 368 · Palmview, TX 78572

$110,000

1 bd · 1.0 ba · 736 sqft · Manufactured · 153 Days on market

Manufactured home Built 2002 Excellent condition 2,874 sqft lot $149/sqft · 9% below area Est $121k · 9% under $70/mo HOA · 10% of rent

---

Why this score? — see what drove the F 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 +11.7/15.0
• Cash flow +4.8/30.0
• Condition / age +4.8/5.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Appreciation +2.5/10.0
• 1% rule +1.4/10.0
• DSCR +0.0/10.0
• Manufactured-home adj. -2.7

Listing remarks MLS

Welcome to this beautiful move-in ready home featuring stylish modern updates throughout. Located in the welcoming 55+ Active Lifestyle community of Green Gate Grove, this home was thoughtfully remodeled and expanded with new construction in 2024 offering comfort, style, and functionality. This spacious home features an open floor plan enhanced by high decorative ceilings that create a bright and airy feel. The kitchen is both elegant and practical, showcasing abundant white cabinetry, a breakfast bar/island with granite countertops, newer stainless steel appliances, and a convenient pantry for additional storage. The generously sized primary bedroom includes a designer walk-in closet while the updated bathroom features a beautiful walk-in shower. An in-home laundry room adds everyday convenience. Perfect for relaxed living, this beautifully updated home is ready for you to move in and start enjoying the vibrant lifestyle Green Gate Grove has to offer.

Key facts

• Open floor plan
• New construction
• Breakfast bar

Tags

• THOUGHTFULLY REMODELED
• NEW CONSTRUCTION
• OPEN FLOOR PLAN
• HIGH DECORATIVE CEILINGS
• ABUNDANT WHITE CABINETRY
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $110k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $71k (35.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $71k (35.5% below list).
• Recommended offer: $71k (35.5% below list) — sets the bar for 1% rule.

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); 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; 981 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 $761 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 153 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 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; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,937 (35.5% 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 153 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.64% ✗
• Cap rate: 3.35%
• Cash-on-cash: -10.51%
• DSCR: 0.53
• GRM: 12.9

CMA / ARV

• ARV (median comp): $121,307
• List price: $110,000
• Delta: -9.32%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Lampshire Ave	0.41mi	1/1.0	736 (0%)	13mo	$75,000	$102	70
2511 Starling Cir W	0.02mi	1/1.0	640 (-13%)	17mo	$86,500	$135	63
2423 Bobolink Cir E #299	0.07mi	2/1.5 (+1)	800 (+9%)	18mo	$99,750	$125	60
2310 Bobolink Cir E #273	0.14mi	1/1.0	616 (-16%)	17mo	$78,500	$127	54
2509 Bobolink Cir W #242	0.10mi	1/2.0	604 (-18%)	14mo	$79,900	$132	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: -37.8%
• Equity multiple: -0.18×
• Total profit: $-36,401
• Equity at exit: $16,401

10-year hold

• IRR: -73.2%
• Equity multiple: -0.93×
• Total profit: $-59,303
• Equity at exit: $9,511

Cash invested: $30,800 (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 →

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

Active competition Active MLS

• For sale now: 8 active
• Months of supply: 48.0 mo (2%/mo absorbed)
• Median asking: $73,000 ($104/sqft)
• Median days on market: 223 d
• This list price: 88% of active listings are priced below it
• ARV vs active asking: +58.8% above current asking $/sqft

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

ZIP-level market 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 981
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $709 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$70
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$149
• Net cashflow: $-270

Break-even live

Break-even rent $1,051

Max offer price $70,962

Occupancy floor —

Sensitivity live

Price	-10% $-194	-5% $-232	+0% $-270	+5% $-308	+10% $-346
Rent	-10% $-326	-5% $-298	+0% $-270	+5% $-242	+10% $-214
Rate	-1.0pp $-214	-0.5pp $-242	base $-270	+0.5pp $-298	+1.0pp $-327

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: $27,500
• Closing costs: $3,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4321 Royal Palm Dr Mission, TX	2.0	1.0	572	$800	$1.40	72d	1	0.49mi
2508 U.S. 83 Business Unit 16 Mission, TX	2.0	1.0	650	$730	$1.12	72d	1	1.21mi

Listing history 50 events

1. 2026-08-08
   days on market $110,000 Active 153 DOM
2. 2026-08-07
   days on market $110,000 Active 152 DOM
3. 2026-08-06
   days on market $110,000 Active 151 DOM
4. 2026-08-05
   days on market $110,000 Active 150 DOM
5. 2026-08-04
   days on market $110,000 Active 149 DOM
6. 2026-08-03
   days on market $110,000 Active 148 DOM
7. 2026-07-31
   days on market $110,000 Active 145 DOM
8. 2026-07-29
   days on market $110,000 Active 143 DOM
9. 2026-07-27
   days on market $110,000 Active 141 DOM
10. 2026-07-25
    days on market $110,000 Active 139 DOM
11. 2026-07-23
    days on market $110,000 Active 137 DOM
12. 2026-07-22
    days on market $110,000 Active 136 DOM
13. 2026-07-21
    days on market $110,000 Active 135 DOM
14. 2026-07-18
    days on market $110,000 Active 132 DOM
15. 2026-07-16
    days on market $110,000 Active 130 DOM
16. 2026-07-16
    days on market $110,000 Active 129 DOM
17. 2026-07-14
    days on market $110,000 Active 128 DOM
18. 2026-07-14
    days on market $110,000 Active 127 DOM
19. 2026-07-12
    days on market $110,000 Active 126 DOM
20. 2026-07-11
    days on market $110,000 Active 125 DOM
21. 2026-07-10
    days on market $110,000 Active 124 DOM
22. 2026-07-09
    days on market $110,000 Active 123 DOM
23. 2026-07-07
    days on market $110,000 Active 121 DOM
24. 2026-07-06
    days on market $110,000 Active 120 DOM
25. 2026-07-05
    days on market $110,000 Active 119 DOM
26. 2026-07-04
    days on market $110,000 Active 118 DOM
27. 2026-07-03
    days on market $110,000 Active 117 DOM
28. 2026-07-02
    days on market $110,000 Active 116 DOM
29. 2026-07-01
    days on market $110,000 Active 115 DOM
30. 2026-06-30
    days on market $110,000 Active 114 DOM
31. 2026-06-29
    days on market $110,000 Active 113 DOM
32. 2026-06-28
    days on market $110,000 Active 112 DOM
33. 2026-06-28
    days on market $110,000 Active 111 DOM
34. 2026-06-27
    days on market $110,000 Active 110 DOM
35. 2026-06-25
    days on market $110,000 Active 108 DOM
36. 2026-06-23
    days on market $110,000 Active 106 DOM
37. 2026-06-22
    days on market $110,000 Active 105 DOM
38. 2026-06-18
    days on market $110,000 Active 102 DOM
39. 2026-06-17
    days on market $110,000 Active 101 DOM
40. 2026-06-16
    days on market $110,000 Active 100 DOM
41. 2026-06-15
    days on market $110,000 Active 99 DOM
42. 2026-06-14
    days on market $110,000 Active 97 DOM
43. 2026-06-13
    days on market $110,000 Active 96 DOM
44. 2026-06-10
    days on market $110,000 Active 94 DOM
45. 2026-06-09
    days on market $110,000 Active 93 DOM
46. 2026-06-08
    days on market $110,000 Active 92 DOM
47. 2026-06-07
    days on market $110,000 Active 91 DOM
48. 2026-06-05
    days on market $110,000 Active 88 DOM
49. 2026-06-03
    days on market $110,000 Active 87 DOM
50. 2026-06-02
    days on market $110,000 Active 86 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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

Taxation est. · year 1

• Rental income: $8,512
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$681
• − Management: −$681
• − HOA: −$840
• − Depreciation: −$3,200
• Taxable loss: −$5,251
• Est. tax savings @ 24.0%: +$1,260
• After-tax cash flow: $-1,977/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%
• Common ancestry: Slovak 1% Portuguese 0%
• Foreign-born: 28% · Canada, South Korea
• 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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+144.4% since first listed

5 events — show timeline

• 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