187 Ash St · Perezville, TX 78572

$49,900

1 bd · 1.0 ba · 204 sqft · Manufactured public records · 85 Days on market

Built 1990 1,498 sqft lot $245/sqft · 145% above area Est $52k · at est.

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Why this score? — see what drove the B- 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
• ARV discount +9.2/15.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Whether you're looking to downsize or enjoy a low-maintenance lifestyle, this home offers comfortable living in a welcoming 55+ gated community. This 1985 Travel Trailer features an enclosed front porch,perfect for morning coffee or evening relaxation, leading into a space used for a dining space. The kitchen offers hardwood cabinetry, Formica countertops, and ample room to move around. The home includes a spacious bedroom and an attached rear living room addition for extra comfort, hobbies, or entertaining. The bathroom is equipped with a single vanity and a tub/shower combination. A convenient pocket door separates the bathroom from the kitchen and front dining area, enhancing both privacy and efficiency. Enjoy the added benefit of two lots, along with two sheds, one featuring a washer and dryer. Located in Restful Valley Ranch, a gated community near the 18-hole Howling Trails Golf Course, it provides a relaxed retirement setting. Call and schedule your private showing today!

Key facts

• Formica countertops
• Enclosed front porch
• Hardwood cabinetry

Tags

• ENCLOSED FRONT PORCH
• HARDWOOD CABINETRY
• FORMICA COUNTERTOPS
• ATTACHED REAR LIVING ROOM
• SINGLE VANITY
• TUB SHOWER COMBINATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 6.9% in Perezville — 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 (#743 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, 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.
• Market conditions: Rents flat; 852 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $345 of loan paydown is wiped out by about $1k 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 + 0.9% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% 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 $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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: 1.96% ✓
• Cap rate: 17.28%
• Cash-on-cash: 39.25%
• DSCR: 2.75
• GRM: 4.2

CMA / ARV

• ARV (median comp): $51,908
• List price: $49,900
• Delta: -3.87%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 2.36×
• Total profit: $19,020
• Equity at exit: $7,440

10-year hold

• IRR: 39.1%
• Equity multiple: 4.30×
• Total profit: $46,166
• Equity at exit: $4,314

Cash invested: $13,972 (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 →

ZIP-level market 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $979 high
• Mortgage (P&I): −$262
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $457

Break-even live

Break-even rent $400

Max offer price $49,900

Occupancy floor 48%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Ash St Mission, TX	1.0	1.0	560	$800	$1.43	44d	1	0.20mi
1908 Kennedy St Mission, TX	2.0	2.0	1062	$1,300	$1.22	23d	1	0.30mi
7220 W Interstate Highway 2 Fl STW 4 WITH PORCH) FRONT UNIT Mission, TX	2.0	2.0	1104	$1,150	$1.04	44d	1	0.30mi
7220 W Interstate Highway 2 Fl STW 3 WITH NO BALCONY) Mission, TX	1.0	1.0	945	$895	$0.95	19d	1	0.30mi
7220 W Interstate Highway 2 Unit 15 Mission, TX	1.0	1.0	945	$925	$0.98	44d	1	0.34mi
7220 W Interstate Highway 2 Unit 12 Mission, TX	2.0	2.0	1104	$995	$0.90	21d	1	0.34mi
7220 W Interstate Highway 2 Unit 20 Mission, TX	2.0	2.0	1104	$995	$0.90	44d	1	0.34mi
7220 W Interstate Highway 2 Fl STW 1 WITH BALCONY) FRONT UNIT Mission, TX	1.0	1.0	945	$895	$0.95	44d	1	0.34mi
3717 Clavel St Unit 8 Palmview, TX	2.0	1.0	1005	$800	$0.80	44d	1	0.56mi
3802 Clavel St Unit 7 Palmview, TX	2.0	1.0	—	$880	—	23d	1	0.57mi
3706 Chapa AVE Palmview, TX	2.0	2.0	864	$1,100	$1.27	44d	1	0.64mi
3711 Chapa AVE Palmview, TX	2.0	2.0	995	$1,150	$1.16	14d	1	0.64mi
2503 Double Eagle Dr Mission, TX	2.0	2.0	840	$1,300	$1.55	44d	1	0.95mi

Listing history 17 events

1. 2026-06-18
   days on market $49,900 Active 85 DOM
2. 2026-06-17
   days on market $49,900 Active 84 DOM
3. 2026-06-16
   days on market $49,900 Active 83 DOM
4. 2026-06-15
   days on market $49,900 Active 82 DOM
5. 2026-06-14
   days on market $49,900 Active 80 DOM
6. 2026-06-13
   days on market $49,900 Active 79 DOM
7. 2026-06-10
   days on market $49,900 Active 77 DOM
8. 2026-06-09
   days on market $49,900 Active 76 DOM
9. 2026-06-08
   days on market $49,900 Active 75 DOM
10. 2026-06-07
    days on market $49,900 Active 74 DOM
11. 2026-06-05
    days on market $49,900 Active 71 DOM
12. 2026-06-03
    days on market $49,900 Active 70 DOM
13. 2026-06-02
    days on market $49,900 Active 69 DOM
14. 2026-06-01
    days on market $49,900 Active 68 DOM
15. 2026-05-31
    days on market $49,900 Active 67 DOM
16. 2026-05-31
    days on market $49,900 Active 66 DOM
17. 2026-03-25
    listed $49,900 Active 993-char remark

    Show marketing remark (993 chars)

    Whether you're looking to downsize or enjoy a low-maintenance lifestyle, this home offers comfortable living in a welcoming 55+ gated community. This 1985 Travel Trailer features an enclosed front porch,perfect for morning coffee or evening relaxation, leading into a space used for a dining space. The kitchen offers hardwood cabinetry, Formica countertops, and ample room to move around. The home includes a spacious bedroom and an attached rear living room addition for extra comfort, hobbies, or entertaining. The bathroom is equipped with a single vanity and a tub/shower combination. A convenient pocket door separates the bathroom from the kitchen and front dining area, enhancing both privacy and efficiency. Enjoy the added benefit of two lots, along with two sheds, one featuring a washer and dryer. Located in Restful Valley Ranch, a gated community near the 18-hole Howling Trails Golf Course, it provides a relaxed retirement setting. Call and schedule your private showing today!

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$507/yr (+$42/mo · 125.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 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: $11,746
• − Mortgage interest: −$2,795
• − Property taxes: −$406
• − Insurance: −$250
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$1,452
• Taxable income: $4,965
• Est. tax owed @ 24.0%: −$1,191
• After-tax cash flow: $4,292/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: 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

Livability — Perezville

• Score: 64/100
• State rank: #743
• US rank: #13748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perezville, TX
• County: Hidalgo County · 623,128 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: 1714.0

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 (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

1 event — show timeline

• 2026-03-25 Listed $49,900 MCALLENMLS

Property tax history

+1.8%/yr

Latest (2025): $406 · +7.1% YoY. Source: county tax records.