26826 Tamm Ln #54 · Harlingen, TX 78552

$49,500

1 bd · 1.0 ba · 960 sqft · Manufactured · 268 Days on market

Manufactured home 55+ age-restricted Built 1978 Good condition 5,005 sqft lot $52/sqft · 33% below area Est $74k · 33% under

---

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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Appreciation +2.5/10.0
• Rent growth +2.0/5.0
• Manufactured-home adj. -5.5

Listing remarks MLS

CUTE and QUAINT perfectly describes this lovely mobile home. featuring a cozy 1 bedroom and 1 full bath, this pretty lady of a home comes adorned with the nicest touches. Warm, inviting, and thoughtfully updated she's ready to welcome you in, " All appliances convey with also a storage shed also conveys . All this located in a quite 55+ community with only $250 HOA per year!

Key facts

• 5,005 sq ft lot
• Built 1978
• Listed 267 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($898 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 3.9% 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-, commute F, employment F.
• Harlingen CISD (urban): math 25% / reading 35% proficiency, ranked #647 of 826 in TX (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Stuart Place El (math 30% / reading 40%, grade F, #1,965 of 4,322 statewide, top 46%, 613 students, 59% FRL); Moises Vela Middle (math 27% / reading 30%, grade F, #1,122 of 1,662 statewide, top 69%, 742 students, 67% FRL); Harlingen H S - South (math 47% / reading 17%, grade F, #1,044 of 1,632 statewide, top 66%, 1,571 students, 75% FRL).
• Market conditions: Rents soft (-1.9%/yr); 653 active listings in the ZIP; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent is only 15% of the median local income ($70k/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 $342 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($44k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 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 1978 — 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: 1.81% ✓
• Cap rate: 15.20%
• Cash-on-cash: 31.82%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (median comp): $74,201
• List price: $49,500
• Delta: -33.29%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26826 S Tamm Ln #57	0.00mi	2/1.0 (+1)	784 (-18%)	2mo	$60,000	$77	68
14938 Business 83	0.33mi	1/1.0	976 (+2%)	32mo	$62,000	$64	62
26826 S Tamm Ln #34	0.00mi	2/1.0 (+1)	834 (-13%)	31mo	$75,000	$90	53
104 Traxler Way	1.23mi	2/2.0 (+1)	960 (0%)	10mo	$185,000	$193	47
7101 Business 83 #33	1.04mi	2/2.0 (+1)	1,042 (+8%)	6mo	$80,000	$77	37
25919 Maple Dr	1.10mi	2/1.5 (+1)	896 (-7%)	12mo	$75,000	$84	37
14611 Ash St	1.24mi	2/2.0 (+1)	1,152 (+20%)	4mo	$85,000	$74	28

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 1.92×
• Total profit: $12,766
• Equity at exit: $7,381

10-year hold

• IRR: 29.3%
• Equity multiple: 3.25×
• Total profit: $31,137
• Equity at exit: $4,280

Cash invested: $13,860 (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: 4 active · 3 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $104,700 ($114/sqft)
• Median days on market: 151 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -32.0% vs current asking $/sqft

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

ZIP-level market 78552

• Home prices YoY: -13.8%
• Rents YoY: -1.9%
• Active inventory: 653
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $898 medium
• Mortgage (P&I): −$260
• Tax est. 1.5%: −$62 /mo · $742/yr
• Insurance: −$21
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $367

Break-even live

Break-even rent $433

Max offer price $49,500

Occupancy floor 54%

Sensitivity live

Price	-10% $402	-5% $385	+0% $367	+5% $350	+10% $333
Rent	-10% $297	-5% $332	+0% $367	+5% $403	+10% $438
Rate	-1.0pp $392	-0.5pp $380	base $367	+0.5pp $355	+1.0pp $342

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: $12,375
• Closing costs: $1,485
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $49,500 Active 268 DOM
2. 2026-08-07
   days on market $49,500 Active 267 DOM
3. 2026-08-06
   days on market $49,500 Active 266 DOM
4. 2026-08-05
   days on market $49,500 Active 265 DOM
5. 2026-08-04
   days on market $49,500 Active 264 DOM
6. 2026-08-03
   days on market $49,500 Active 263 DOM
7. 2026-07-31
   days on market $49,500 Active 260 DOM
8. 2026-07-29
   pricedays on market $49,500 Active 258 DOM
9. 2026-07-27
   pricedays on market $52,000 Active 256 DOM
10. 2026-07-25
    days on market $59,800 Active 254 DOM
11. 2026-07-23
    days on market $59,800 Active 252 DOM
12. 2026-07-22
    days on market $59,800 Active 251 DOM
13. 2026-07-21
    days on market $59,800 Active 250 DOM
14. 2026-07-18
    days on market $59,800 Active 247 DOM
15. 2026-07-16
    days on market $59,800 Active 245 DOM
16. 2026-07-16
    days on market $59,800 Active 244 DOM
17. 2026-07-14
    days on market $59,800 Active 243 DOM
18. 2026-07-14
    days on market $59,800 Active 242 DOM
19. 2026-07-12
    days on market $59,800 Active 241 DOM
20. 2026-07-11
    days on market $59,800 Active 240 DOM
21. 2026-07-10
    days on market $59,800 Active 239 DOM
22. 2026-07-09
    days on market $59,800 Active 238 DOM
23. 2026-07-08
    days on market $59,800 Active 237 DOM
24. 2026-07-07
    days on market $59,800 Active 236 DOM
25. 2026-07-06
    days on market $59,800 Active 235 DOM
26. 2026-07-05
    days on market $59,800 Active 234 DOM
27. 2026-07-04
    days on market $59,800 Active 233 DOM
28. 2026-07-03
    days on market $59,800 Active 232 DOM
29. 2026-07-02
    days on market $59,800 Active 231 DOM
30. 2026-07-01
    days on market $59,800 Active 230 DOM
31. 2026-06-30
    days on market $59,800 Active 229 DOM
32. 2026-06-29
    days on market $59,800 Active 228 DOM
33. 2026-06-28
    days on market $59,800 Active 227 DOM
34. 2026-06-28
    days on market $59,800 Active 226 DOM
35. 2026-06-27
    days on market $59,800 Active 225 DOM
36. 2026-06-25
    days on market $59,800 Active 223 DOM
37. 2026-06-23
    days on market $59,800 Active 221 DOM
38. 2026-06-22
    days on market $59,800 Active 220 DOM
39. 2026-06-18
    days on market $59,800 Active 217 DOM
40. 2026-06-17
    days on market $59,800 Active 216 DOM
41. 2026-06-16
    days on market $59,800 Active 215 DOM
42. 2026-06-15
    days on market $59,800 Active 214 DOM
43. 2026-06-14
    days on market $59,800 Active 212 DOM
44. 2026-06-10
    days on market $59,800 Active 209 DOM
45. 2026-06-09
    days on market $59,800 Active 208 DOM
46. 2026-06-08
    days on market $59,800 Active 207 DOM
47. 2026-06-07
    days on market $59,800 Active 206 DOM
48. 2026-06-03
    days on market $59,800 Active 202 DOM
49. 2026-06-02
    days on market $59,800 Active 201 DOM
50. 2026-06-01
    days on market $59,800 Active 200 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 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: $10,778
• − Mortgage interest: −$2,773
• − Property taxes: −$742
• − Insurance: −$248
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$1,440
• Taxable income: $3,851
• Est. tax owed @ 24.0%: −$924
• After-tax cash flow: $3,486/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $4,800–$14,400 screening

This mobile home is in good condition with cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace window treatments — Improves aesthetics and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Stuart Place El F TX #1,965/4,322 Nat'l #22,904/41,679 Middle Moises Vela Middle F TX #1,122/1,662 Nat'l #9,410/14,009 High Harlingen Collegiate H S C TX #362/1,632 Nat'l #4,346/17,239

Schools (NCES district)

• District: Harlingen CISD
• NCES district ID: 4822530
• Math proficiency: 25% ▼ -28.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $37,182
• Composite: 24.94/100
• National rank: #7566
• State rank: #647 of 826 in TX

B Composite livability gradescore 73/100

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 · 441,603 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: 4% of renters

---

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

1 event — show timeline

• 2025-11-13 Listed $59,900 RGVMLS