14666 Oak St · Harlingen, TX 78552

$84,500

3 bd · 2.0 ba · 728 sqft · SingleFamily public records · 143 Days on market

Built 1979 5,000 sqft lot $116/sqft · 75% above area Est $103k · 18% under ↓ 5% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

West side of Harlingen, close to expressway 83, close to restaurants and shopping. A manufactured home that has been enlarged with more living area. Lots of room for visitors and family. There is a dry bar that can be used as a bar or small office. There is a storage shed in the back. Come see if it will fit your needs and make an offer.

Key facts

• Manufactured home
• Dry bar
• Storage shed

Tags

• MANUFACTURED HOME
• DRY BAR
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 3.8% in Harlingen — 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 73/100 on livability (#217 in TX) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, schools D+, commute F.
• La Feria ISD (suburban): math 27% / reading 35% proficiency, ranked #630 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.9%/yr); 534 active listings in the ZIP; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $584 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $74,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.56% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.05%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (median comp): $102,620
• List price: $84,500
• Delta: -17.66%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.9%
• Equity multiple: 1.53×
• Total profit: $12,656
• Equity at exit: $12,599

10-year hold

• IRR: 20.3%
• Equity multiple: 2.48×
• Total profit: $35,025
• Equity at exit: $7,306

Cash invested: $23,660 (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 78552

• Home prices YoY: -13.8%
• Rents YoY: -1.9%
• Active inventory: 534
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$88 /mo · $1,059/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $474

Break-even live

Break-even rent $717

Max offer price $84,500

Occupancy floor 59%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $84,500 Active 143 DOM
2. 2026-06-17
   days on market $84,500 Active 142 DOM
3. 2026-06-16
   days on market $84,500 Active 141 DOM
4. 2026-06-15
   days on market $84,500 Active 140 DOM
5. 2026-06-14
   days on market $84,500 Active 138 DOM
6. 2026-06-13
   days on market $84,500 Active 137 DOM
7. 2026-06-10
   days on market $84,500 Active 135 DOM
8. 2026-06-09
   days on market $84,500 Active 134 DOM
9. 2026-06-08
   days on market $84,500 Active 133 DOM
10. 2026-06-07
    days on market $84,500 Active 132 DOM
11. 2026-06-03
    days on market $84,500 Active 128 DOM
12. 2026-06-02
    days on market $84,500 Active 127 DOM
13. 2026-06-01
    days on market $84,500 Active 126 DOM
14. 2026-05-31
    days on market $84,500 Active 125 DOM
15. 2026-05-30
    days on market $84,500 Active 124 DOM
16. 2026-02-23
    price $84,500 339-char remark

    Show marketing remark (339 chars)

    West side of Harlingen, close to expressway 83, close to restaurants and shopping. A manufactured home that has been enlarged with more living area. Lots of room for visitors and family. There is a dry bar that can be used as a bar or small office. There is a storage shed in the back. Come see if it will fit your needs and make an offer.

17. 2026-01-26
    listed $85,000 Active 339-char remark

    Show marketing remark (339 chars)

    West side of Harlingen, close to expressway 83, close to restaurants and shopping. A manufactured home that has been enlarged with more living area. Lots of room for visitors and family. There is a dry bar that can be used as a bar or small office. There is a storage shed in the back. Come see if it will fit your needs and make an offer.

18. 2025-07-13
    price $85,000
19. 2025-03-18
    price $88,900
20. 2009-12-07
    soldstatus
21. 2008-05-01
    soldstatus
22. 1996-10-06
    soldstatus
23. 1992-08-01
    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: $1,059 · $88/mo
• Projected year-2 tax: $1,546 · $129/mo
• Expected delta: +$487/yr (+$41/mo · 46.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $15,809
• − Mortgage interest: −$4,733
• − Property taxes: −$1,059
• − Insurance: −$422
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$2,458
• Taxable income: $4,607
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $4,585/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 Feria ISD
• NCES district ID: 4826040
• Math proficiency: 27% ▼ -25.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $33,306
• Composite: 25.41/100
• National rank: #7460
• State rank: #630 of 826 in TX

Livability — Harlingen

• Score: 73/100
• State rank: #217
• US rank: #5347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cameron County · 310,734 people
• City population: 95,667
• Metro: Brownsville-Harlingen, TX
• Population (ZIP): 42,332
• Household income: $69,811
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 487.0

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 441,603 people
• By 2030: 448,113 · +1.5%
• By 2040: 456,385 · +3.3%
• By 2050: 456,294 · +3.3%
• By 2075: 423,851 · -4.0%
• By 2100: 342,787 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 31% White 16% Asian 2%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 49% English-only · Spanish 49% Vietnamese 1%

Political lean MEDSL · Cameron

• 2024 margin: Lean R (+5.8) · D 46.7% · R 52.5%
• 2008→2024 swing: -34.6pp toward R · 2008: 28.8pp · 2024: -5.8pp
• All cycles: 2024: R+5.8 2020: D+13.2 2016: D+32.5 2012: D+32.4 2008: D+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.61%
• Current HPI: 197.1906
• Rent YoY: ▼ -1.87%
• Metro: Brownsville-Harlingen, 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

-4.9% since first listed

8 events — show timeline

• 2026-02-23 Price Changed $84,500 RGVMLS
• 2026-01-26 Listed $85,000 RGVMLS
• 2025-07-13 Price Changed $85,000 RGVMLS
• 2025-03-18 Price Changed $88,900 RGVMLS
• 2009-12-07 Sold (Public Records) — Public Records
• 2008-05-01 Sold (Public Records) — Public Records
• 1996-10-06 Sold (Public Records) — Public Records
• 1992-08-01 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,059 · +20.0% YoY. Source: county tax records.