7914 Copa De Oro St · Doolittle, TX 78542

$98,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 64 Days on market

Built 2004 5,881 sqft lot ↓ 34% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is a mobile home situated on a quiet street, featuring a fenced yard. The home has a simple, single-story design with a screened-in porch on the front, providing a pleasant outdoor space. The exterior is finished with light-colored siding and a dark roof. The yard is enclosed by a red wooden fence, offering a level of privacy.

Key facts

• Quiet street
• Screened-in porch
• Fenced yard

Tags

• QUIET STREET
• FENCED YARD
• SCREENED-IN PORCH
• LIGHT-COLORED SIDING
• DARK ROOF
• RED WOODEN FENCE

Property features AI

Finance

• Other: Escrow: yes
• HOA & community: No homeowners association

Exterior

• Parking: No garage / no assigned parking
• Utilities: Septic tank sewer
• Home design: Own lot
• Construction: Siding exterior; Pillar/post/pier foundation; Shingle roof; Building area approximately 1,456 (source: HidalgoCAD)
• Exterior features: Covered patio; Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Electric water heater
• Bedrooms: Split bedrooms (bedrooms separated for privacy)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Laminate countertops; Ceiling fan(s); Split-bedroom layout; No window coverings
• Laundry & utility: Dedicated laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $92k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.4% in Doolittle — 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 52/100 on livability (#1,460 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute 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.
• Zoned schools: Villarreal El (math 20% / reading 29%, grade F, #3,052 of 4,322 statewide, top 74%, 665 students, 95% FRL); Betty Harwell Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,453 students, 96% FRL); Economedes H S (math 19% / reading 24%, grade F, #1,377 of 1,632 statewide, top 85%, 2,762 students, 92% FRL) — zoned schools average 95% FRL vs 62% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 1003 active listings in the ZIP; 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 $678 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.39% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.31%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.9%
• Equity multiple: 1.30×
• Total profit: $8,237
• Equity at exit: $14,612

10-year hold

• IRR: 14.5%
• Equity multiple: 2.02×
• Total profit: $27,894
• Equity at exit: $8,473

Cash invested: $27,440 (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 78542

• Home prices YoY: -13.4%
• Rents YoY: -1.1%
• Active inventory: 1003
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,367 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $442

Break-even live

Break-even rent $808

Max offer price $98,000

Occupancy floor 63%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-08
   status Pending
2. 2026-04-27
   historical Option
3. 2026-04-02
   price $98,000
4. 2026-03-04
   listed $108,000 Active
5. 2026-02-04
   price $108,000
6. 2026-01-21
   price $118,500
7. 2025-11-11
   listed $128,500 Active
8. 2025-07-11
   status Pending 342-char remark

   Show marketing remark (342 chars)

   This property is a mobile home situated on a quiet street, featuring a fenced yard. The home has a simple, single-story design with a screened-in porch on the front, providing a pleasant outdoor space. The exterior is finished with light-colored siding and a dark roof. The yard is enclosed by a red wooden fence, offering a level of privacy.

9. 2025-07-01
   historical Option 342-char remark

   Show marketing remark (342 chars)

   This property is a mobile home situated on a quiet street, featuring a fenced yard. The home has a simple, single-story design with a screened-in porch on the front, providing a pleasant outdoor space. The exterior is finished with light-colored siding and a dark roof. The yard is enclosed by a red wooden fence, offering a level of privacy.

10. 2025-06-18
    price $128,500 342-char remark

    Show marketing remark (342 chars)

    This property is a mobile home situated on a quiet street, featuring a fenced yard. The home has a simple, single-story design with a screened-in porch on the front, providing a pleasant outdoor space. The exterior is finished with light-colored siding and a dark roof. The yard is enclosed by a red wooden fence, offering a level of privacy.

11. 2025-04-30
    price $139,800 342-char remark

    Show marketing remark (342 chars)

    This property is a mobile home situated on a quiet street, featuring a fenced yard. The home has a simple, single-story design with a screened-in porch on the front, providing a pleasant outdoor space. The exterior is finished with light-colored siding and a dark roof. The yard is enclosed by a red wooden fence, offering a level of privacy.

12. 2025-04-08
    price $145,000 342-char remark

    Show marketing remark (342 chars)

    This property is a mobile home situated on a quiet street, featuring a fenced yard. The home has a simple, single-story design with a screened-in porch on the front, providing a pleasant outdoor space. The exterior is finished with light-colored siding and a dark roof. The yard is enclosed by a red wooden fence, offering a level of privacy.

13. 2025-01-31
    listed $146,000 Active 342-char remark

    Show marketing remark (342 chars)

    This property is a mobile home situated on a quiet street, featuring a fenced yard. The home has a simple, single-story design with a screened-in porch on the front, providing a pleasant outdoor space. The exterior is finished with light-colored siding and a dark roof. The yard is enclosed by a red wooden fence, offering a level of privacy.

14. 2024-09-18
    price $146,000
15. 2024-06-27
    price $138,000
16. 2024-06-15
    status Active
17. 2024-06-15
    price $128,000
18. 2024-05-23
    historical
19. 2024-05-20
    listed $148,000 Active
20. 2018-08-14
    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: $1,003 · $84/mo
• Projected year-2 tax: $1,793 · $149/mo
• Expected delta: +$790/yr (+$66/mo · 78.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $16,405
• − Mortgage interest: −$5,490
• − Property taxes: −$1,003
• − Insurance: −$490
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$2,851
• Taxable income: $3,946
• Est. tax owed @ 24.0%: −$947
• After-tax cash flow: $4,352/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 — Doolittle

• Score: 52/100
• State rank: #1460
• US rank: #24819

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Doolittle, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 89,401
• Household income: $55,243
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1240.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 59% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 25% · Canada
• Languages at home: 15% English-only · Spanish 84%

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: ▼ -34.17%
• Current HPI: 220.921
• Rent YoY: ▼ -1.07%
• 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

-33.8% since first listed

20 events — show timeline

• 2026-05-08 Pending — MCALLENMLS
• 2026-04-27 Contingent — MCALLENMLS
• 2026-04-02 Price Changed $98,000 MCALLENMLS
• 2026-03-04 Listed $108,000 MCALLENMLS
• 2026-02-04 Price Changed $108,000 MCALLENMLS
• 2026-01-21 Price Changed $118,500 MCALLENMLS
• 2025-11-11 Listed $128,500 MCALLENMLS
• 2025-07-11 Pending — MCALLENMLS
• 2025-07-01 Contingent — MCALLENMLS
• 2025-06-18 Price Changed $128,500 MCALLENMLS
• 2025-04-30 Price Changed $139,800 MCALLENMLS
• 2025-04-08 Price Changed $145,000 MCALLENMLS
• 2025-01-31 Listed $146,000 MCALLENMLS
• 2024-09-18 Price Changed $146,000 MCALLENMLS
• 2024-06-27 Price Changed $138,000 MCALLENMLS
• 2024-06-15 Relisted — MCALLENMLS
• 2024-06-15 Price Changed $128,000 MCALLENMLS
• 2024-05-23 Delisted — MCALLENMLS
• 2024-05-20 Listed $148,000 MCALLENMLS
• 2018-08-14 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,003 · -1.8% YoY. Source: county tax records.