7208 Puffin St · San Carlos, TX 78542

$95,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 81 Days on market

Built 1984 0.50 ac lot $103/sqft · 90% above area

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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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable country living in an established neighborhood, 3-bedroom, 1-bath mobile home situated on a spacious ½-acre lot. Perfect for first-time buyers or those looking to downsize, this property offers plenty of room to relax, garden, or entertain outdoors. Roof was recently replaced; covered patio– ideal for enjoying your morning coffee or evening gatherings, with a large yard– perfect for pets, gardening, or adding a workshop. This move-in ready home combines comfort, value, and room to grow.

Key facts

• Move-in ready
• Large yard
• Spacious lot

Tags

• ESTABLISHED NEIGHBORHOOD
• SPACIOUS LOT
• COVERED PATIO
• LARGE YARD
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,296 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute 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); 1011 active listings in the ZIP; 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 $657 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 81 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $50,000
• List price: $95,000
• Delta: 99.00%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.72×
• Total profit: $-7,484
• Equity at exit: $14,165

10-year hold

• IRR: -2.7%
• Equity multiple: 0.84×
• Total profit: $-4,252
• Equity at exit: $8,214

Cash invested: $26,600 (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: 1011
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $172

Break-even live

Break-even rent $838

Max offer price $95,000

Occupancy floor 79%

Sensitivity live

Price	-10% $226	-5% $199	+0% $172	+5% $146	+10% $119
Rent	-10% $89	-5% $131	+0% $172	+5% $214	+10% $256
Rate	-1.0pp $220	-0.5pp $197	base $172	+0.5pp $148	+1.0pp $123

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   pricedays on market $95,000 Active 81 DOM
2. 2026-06-18
   days on market $99,500 Active 78 DOM
3. 2026-06-17
   days on market $99,500 Active 77 DOM
4. 2026-06-16
   days on market $99,500 Active 76 DOM
5. 2026-06-15
   days on market $99,500 Active 75 DOM
6. 2026-06-14
   days on market $99,500 Active 73 DOM
7. 2026-06-13
   days on market $99,500 Active 72 DOM
8. 2026-06-10
   days on market $99,500 Active 70 DOM
9. 2026-06-09
   days on market $99,500 Active 69 DOM
10. 2026-06-08
    days on market $99,500 Active 68 DOM
11. 2026-06-07
    days on market $99,500 Active 67 DOM
12. 2026-06-03
    days on market $99,500 Active 63 DOM
13. 2026-06-02
    days on market $99,500 Active 62 DOM
14. 2026-06-01
    days on market $99,500 Active 61 DOM
15. 2026-05-31
    days on market $99,500 Active 60 DOM
16. 2026-05-31
    days on market $99,500 Active 59 DOM
17. 2026-04-01
    listed $105,000 Active 520-char remark

    Show marketing remark (520 chars)

    Affordable country living in an established neighborhood, 3-bedroom, 1-bath mobile home situated on a spacious ½-acre lot. Perfect for first-time buyers or those looking to downsize, this property offers plenty of room to relax, garden, or entertain outdoors. Roof was recently replaced; covered patio– ideal for enjoying your morning coffee or evening gatherings, with a large yard– perfect for pets, gardening, or adding a workshop. This move-in ready home combines comfort, value, and room to grow.

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$252/yr (+$21/mo · 16.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 68% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 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: $12,671
• − Mortgage interest: −$5,321
• − Property taxes: −$1,487
• − Insurance: −$475
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,764
• Taxable income: $597
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $1,927/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 — San Carlos

• Score: 56/100
• State rank: #1296
• US rank: #22514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hidalgo County · 623,128 people
• 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

1 event — show timeline

• 2026-04-01 Listed $105,000 MCALLENMLS

Property tax history

+4.9%/yr

Latest (2025): $1,487 · +9.3% YoY. Source: county tax records.