3924 Railroad Dr · Edinburg, TX 78541

$104,000

2 bd · 2.0 ba · 966 sqft · Manufactured public records · 128 Days on market

Built 1997 6,250 sqft lot

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 2-bedroom, 2-bath mobile home offering 966 sq ft of comfortable living. Recent updates include the main roof and A/C, both less than 5 years old. Located right off the expressway in a quiet neighborhood, this home has been owned and cared for by the same sellers for 15 years and is now ready for a new family. The property is fully fenced with a gated entry and is ADA compliant, featuring accessible entry and layout. Conveniently close to grocery stores, shopping, schools, and a nearby emergency health facility, with easy access to Highway 281 for simple commuting. Move-in ready and priced right—schedule your showing today.

Key facts

• Easy access
• Recent updates
• Fully fenced

Tags

• RECENT UPDATES
• FULLY FENCED
• GATED ENTRY
• QUIET NEIGHBORHOOD
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $104k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (0.1% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.4% in Edinburg — 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 (#784 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D, amenities 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 rising (+2.0%/yr); 523 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $719 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 128 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $91,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.00% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-12,410
• Equity at exit: $15,507

10-year hold

• IRR: -4.3%
• Equity multiple: 0.73×
• Total profit: $-7,816
• Equity at exit: $8,992

Cash invested: $29,120 (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 78541

• Home prices YoY: -7.6%
• Rents YoY: 2.0%
• Active inventory: 523
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,039 high
• Mortgage (P&I): −$545
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$43
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $85

Break-even live

Break-even rent $930

Max offer price $104,000

Occupancy floor 87%

Sensitivity live

Price	-10% $144	-5% $115	+0% $85	+5% $56	+10% $27
Rent	-10% $3	-5% $44	+0% $85	+5% $126	+10% $167
Rate	-1.0pp $138	-0.5pp $112	base $85	+0.5pp $58	+1.0pp $31

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 W Rutherford Ave Unit 1 Edinburg, TX	2.0	2.0	1075	$1,000	$0.93	44d	1	1.01mi
204 W Rutherford Ave Unit 4 Edinburg, TX	3.0	2.0	1025	$1,400	$1.37	44d	1	1.05mi
200 W Rutherford Ave Unit 3 Edinburg, TX	2.0	2.0	1025	$950	$0.93	44d	1	1.05mi
213 W Saint Helena Ave Unit 1 Edinburg, TX	3.0	2.0	1000	$1,050	$1.05	44d	1	1.06mi
3424 Golden Nugget Unit 1 Edinburg, TX	2.0	2.0	975	$1,100	$1.13	20d	1	1.06mi
201 W Saint Helena Ave Unit 2 Edinburg, TX	3.0	2.0	1075	$1,100	$1.02	44d	1	1.07mi
3416 Golden Nugget Unit 3 Edinburg, TX	2.0	2.0	940	$950	$1.01	22d	1	1.07mi
209 W Saint Helena Ave Apt 1 Edinburg, TX	3.0	2.0	1025	$1,050	$1.02	44d	1	1.07mi
3412 Golden Nugget Unit 3 Edinburg, TX	2.0	2.0	940	$980	$1.04	44d	1	1.08mi
200 W St Helena Ave #3 Edinburg, TX	2.0	2.0	900	$900	$1.00	44d	1	1.11mi
3421 Golden Nugget Unit 2 Edinburg, TX	3.0	2.0	1080	$1,175	$1.09	20d	1	1.11mi
3417 Golden Nugget Unit 2 Edinburg, TX	3.0	2.0	1059	$1,200	$1.13	24d	1	1.11mi
2017 Stardust Ln Unit 1 Edinburg, TX	2.0	2.0	935	$1,025	$1.10	44d	1	1.12mi
2019 Stardust Ln Unit 3 Edinburg, TX	2.0	2.0	935	$1,025	$1.10	24d	1	1.13mi
3412 Sahara Dr Unit 3 Edinburg, TX	3.0	2.0	1087	$1,150	$1.06	15d	1	1.14mi
2016 Summerland Ln Unit 3 Edinburg, TX	2.0	2.0	923	$1,025	$1.11	44d	1	1.14mi
3408 Sahara Dr Unit 1 Edinburg, TX	3.0	2.0	1087	$1,150	$1.06	44d	1	1.14mi
3412 Sahara Dr Unit 1 Edinburg, TX	3.0	2.0	1087	$1,150	$1.06	44d	1	1.15mi
2018 Summerland Ln Unit 2 Edinburg, TX	3.0	2.0	1050	$1,200	$1.14	24d	1	1.15mi
1302 Quitaca Dr Unit B copy Edinburg, TX	2.0	2.0	850	$875	$1.03	44d	1	1.17mi
3405 Sahara Dr Unit 4 Edinburg, TX	3.0	2.0	1090	$1,200	$1.10	44d	1	1.18mi
2022 Summerland Ln Unit 1 Edinburg, TX	2.0	2.0	967	$1,025	$1.06	15d	1	1.18mi
2024 Summerland Ln Unit 3 Edinburg, TX	2.0	2.0	982	$1,100	$1.12	20d	1	1.19mi
2024 Summerland Ln Unit 2 Edinburg, TX	3.0	2.0	1080	$1,200	$1.11	44d	1	1.19mi
1513 Quitaca Dr Unit 3 Edinburg, TX	2.0	2.0	711	$800	$1.13	44d	1	1.22mi
1304 Acme Ln Unit 3 Edinburg, TX	2.0	2.0	950	$875	$0.92	15d	1	1.22mi
1304 Acme Ln Unit 3 Edinburg, TX	2.0	2.0	950	$875	$0.92	44d	1	1.22mi
1601 W Cortlandt St Unit 1 Edinburg, TX	2.0	2.0	987	$1,000	$1.01	44d	1	1.33mi
1609 W Cortlandt St Unit 3 Edinburg, TX	3.0	2.0	1065	$1,000	$0.94	44d	1	1.35mi
1618 W Powell St Unit 2 Edinburg, TX	2.0	2.0	983	$950	$0.97	44d	1	1.36mi
1710 W Powell St Unit 2 Edinburg, TX	2.0	2.0	983	$895	$0.91	20d	1	1.38mi
1701 W Cortlandt St Unit 3 Edinburg, TX	3.0	2.0	1115	$995	$0.89	20d	1	1.38mi
1618 W Cortlandt St Apt 2 Edinburg, TX	3.0	2.0	1065	$995	$0.93	24d	1	1.40mi
2206 N Hester St Unit 2 Edinburg, TX	2.0	2.0	930	$1,000	$1.08	44d	1	1.41mi
2306 N Fulton St Unit 2 Edinburg, TX	3.0	2.0	1066	$995	$0.93	24d	1	1.42mi
2202 N Hester St Unit 3 Edinburg, TX	2.0	1.0	771	$1,175	$1.52	44d	1	1.42mi
2202 N Hester St Unit 4 Edinburg, TX	2.0	2.0	924	$1,250	$1.35	44d	1	1.42mi
3800 La Sienna Pkwy Edinburg, TX	1.0–3.0	1.0–2.0	966	$1,342	$1.39	15d	1	1.42mi
2302 N Fulton St Apt 2 Edinburg, TX	3.0	2.0	1066	$995	$0.93	24d	1	1.43mi
1614 W Broome St Unit 1 Edinburg, TX	3.0	2.0	1066	$1,000	$0.94	24d	1	1.44mi

Listing history 8 events

1. 2026-06-03
   status $104,000 Pending 128 DOM
2. 2026-06-02
   days on market $104,000 Option 128 DOM
3. 2026-06-01
   days on market $104,000 Option 127 DOM
4. 2026-05-31
   days on market $104,000 Option 126 DOM
5. 2026-05-31
   days on market $104,000 Option 125 DOM
6. 2026-03-03
   price $104,000 661-char remark

   Show marketing remark (661 chars)

   Well-maintained 2-bedroom, 2-bath mobile home offering 966 sq ft of comfortable living. Recent updates include the main roof and A/C, both less than 5 years old. Located right off the expressway in a quiet neighborhood, this home has been owned and cared for by the same sellers for 15 years and is now ready for a new family. The property is fully fenced with a gated entry and is ADA compliant, featuring accessible entry and layout. Conveniently close to grocery stores, shopping, schools, and a nearby emergency health facility, with easy access to Highway 281 for simple commuting. Move-in ready and priced right—schedule your showing today.

7. 2026-01-23
   listed $105,000 Active 661-char remark

   Show marketing remark (661 chars)

   Well-maintained 2-bedroom, 2-bath mobile home offering 966 sq ft of comfortable living. Recent updates include the main roof and A/C, both less than 5 years old. Located right off the expressway in a quiet neighborhood, this home has been owned and cared for by the same sellers for 15 years and is now ready for a new family. The property is fully fenced with a gated entry and is ADA compliant, featuring accessible entry and layout. Conveniently close to grocery stores, shopping, schools, and a nearby emergency health facility, with easy access to Highway 281 for simple commuting. Move-in ready and priced right—schedule your showing today.

8. 2004-11-22
   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: $959 · $80/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: +$944/yr (+$79/mo · 98.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,464
• − Mortgage interest: −$5,826
• − Property taxes: −$959
• − Insurance: −$1,318
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$3,025
• Taxable loss: −$658
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $1,183/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 — Edinburg

• Score: 64/100
• State rank: #784
• US rank: #14319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edinburg, TX
• County: Hidalgo County · 623,128 people
• City population: 178,279
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 51,710
• Household income: $52,863
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1963.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 49% White 8% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 83%
• Foreign-born: 22% · Canada, South Korea, Jamaica
• Languages at home: 24% English-only · Spanish 73% Other Indo-European 1% Korean 1%

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: ▼ -17.63%
• Current HPI: 215.1057
• Rent YoY: ▲ 2.01%
• 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

-1.0% since first listed

3 events — show timeline

• 2026-03-03 Price Changed $104,000 MCALLENMLS
• 2026-01-23 Listed $105,000 MCALLENMLS
• 2004-11-22 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $959 · +9.5% YoY. Source: county tax records.