26826 Tamm Ln #54 · Harlingen, TX 78552

$59,800

1 bd · 1.0 ba · 960 sqft · Manufactured · 217 Days on market

Built 1978 Good condition 5,005 sqft lot $62/sqft · 18% below area Est $73k · 18% under

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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
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +2.5/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

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 217 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $60k. Condition is rated good.

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 $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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.
• 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.
• 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 $413 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($53k) 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 $52,624 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 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: 1.88% ✓
• Cap rate: 15.81%
• Cash-on-cash: 34.00%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (median comp): $73,370
• List price: $59,800
• Delta: -18.49%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.9%
• Equity multiple: 2.03×
• Total profit: $17,254
• Equity at exit: $8,916

10-year hold

• IRR: 31.7%
• Equity multiple: 3.47×
• Total profit: $41,279
• Equity at exit: $5,170

Cash invested: $16,744 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $897/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $474

Break-even live

Break-even rent $523

Max offer price $59,800

Occupancy floor 53%

Sensitivity live

Price	-10% $516	-5% $495	+0% $474	+5% $454	+10% $433
Rent	-10% $386	-5% $430	+0% $474	+5% $519	+10% $563
Rate	-1.0pp $505	-0.5pp $490	base $474	+0.5pp $459	+1.0pp $443

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: $14,950
• Closing costs: $1,794
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $59,800 Active 217 DOM
2. 2026-06-17
   days on market $59,800 Active 216 DOM
3. 2026-06-16
   days on market $59,800 Active 215 DOM
4. 2026-06-15
   days on market $59,800 Active 214 DOM
5. 2026-06-14
   days on market $59,800 Active 212 DOM
6. 2026-06-10
   days on market $59,800 Active 209 DOM
7. 2026-06-09
   days on market $59,800 Active 208 DOM
8. 2026-06-08
   days on market $59,800 Active 207 DOM
9. 2026-06-07
   days on market $59,800 Active 206 DOM
10. 2026-06-03
    days on market $59,800 Active 202 DOM
11. 2026-06-02
    days on market $59,800 Active 201 DOM
12. 2026-06-01
    days on market $59,800 Active 200 DOM
13. 2026-05-31
    days on market $59,800 Active 199 DOM
14. 2026-05-30
    days on market $59,800 Active 198 DOM
15. 2025-11-13
    listed $59,900 Active 384-char remark

    Show marketing remark (384 chars)

    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!

ⓘ 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: $13,485
• − Mortgage interest: −$3,350
• − Property taxes: −$897
• − Insurance: −$299
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$1,740
• Taxable income: $5,042
• Est. tax owed @ 24.0%: −$1,210
• After-tax cash flow: $4,484/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

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

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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

1 event — show timeline

• 2025-11-13 Listed $59,900 RGVMLS