2400 Bobolink Cir W · Palmview, TX 78572

$65,000

3 bd · 1.0 ba · 640 sqft · Manufactured public records · 275 Days on market

Built 1995 3,093 sqft lot $102/sqft · 17% above area Est $56k · 17% over $75/mo HOA · 6% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER!!! Own your own lot!!! Green Gate Grove is a certified, 55+ gated community in Palmview, TX. The 1995 Polaris Fully Furnished manufactured home is a 16X40 640 sq. ft. 1 bed/1 bath home. The roof was replaced approximately 6 years ago, the hot water heater is only 1 year old. The home has a strongly performing central air. This home is ready for your personal touches. Bring your suitcase and enjoy The RGV Winters. Green Gate Grove offers many amenities, including a year round salt water pool with jacuzzi, gazebo area, Recreation Hall, Library, Billiard room, card room, shuffleboard and many activities during the season.

Key facts

• Gated community
• Salt water pool
• Gazebo area

Tags

• GATED COMMUNITY
• SALT WATER POOL
• JACUZZI
• GAZEBO AREA
• RECREATION HALL
• LIBRARY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 4.2% in Palmview — 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 57/100 on livability (#1,267 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D, schools F, amenities F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 852 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $449 of loan paydown is wiped out by about $2k 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 + 0.9% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $7k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 13.83%
• Cash-on-cash: 26.92%
• DSCR: 2.20
• GRM: 4.4

CMA / ARV

• ARV (median comp): $55,680
• List price: $65,000
• Delta: 16.74%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 1.72×
• Total profit: $13,064
• Equity at exit: $9,692

10-year hold

• IRR: 25.0%
• Equity multiple: 2.94×
• Total profit: $35,393
• Equity at exit: $5,620

Cash invested: $18,200 (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 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$114 /mo · $1,364/yr
• Insurance: −$27
• HOA: −$75
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $408

Break-even live

Break-even rent $705

Max offer price $65,000

Occupancy floor 62%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4321 Royal Palm Dr Mission, TX	2.0	1.0	572	$800	$1.40	23d	1	0.44mi
2508 U.S. 83 Business Unit 16 Mission, TX	2.0	1.0	650	$730	$1.12	23d	1	1.29mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: waterpoolsecurity

Listing history 32 events

1. 2026-06-18
   days on market $65,000 Active 275 DOM
2. 2026-06-17
   days on market $65,000 Active 274 DOM
3. 2026-06-16
   days on market $65,000 Active 273 DOM
4. 2026-06-15
   days on market $65,000 Active 272 DOM
5. 2026-06-14
   days on market $65,000 Active 270 DOM
6. 2026-06-13
   days on market $65,000 Active 269 DOM
7. 2026-06-10
   days on market $65,000 Active 267 DOM
8. 2026-06-09
   days on market $65,000 Active 266 DOM
9. 2026-06-08
   days on market $65,000 Active 265 DOM
10. 2026-06-07
    days on market $65,000 Active 264 DOM
11. 2026-06-05
    days on market $65,000 Active 261 DOM
12. 2026-06-03
    days on market $65,000 Active 260 DOM
13. 2026-06-02
    days on market $65,000 Active 259 DOM
14. 2026-06-01
    days on market $65,000 Active 258 DOM
15. 2026-05-31
    days on market $65,000 Active 257 DOM
16. 2026-05-31
    days on market $65,000 Active 256 DOM
17. 2026-02-17
    price $65,000 649-char remark

    Show marketing remark (649 chars)

    MOTIVATED SELLER!!! Own your own lot!!! Green Gate Grove is a certified, 55+ gated community in Palmview, TX. The 1995 Polaris Fully Furnished manufactured home is a 16X40 640 sq. ft. 1 bed/1 bath home. The roof was replaced approximately 6 years ago, the hot water heater is only 1 year old. The home has a strongly performing central air. This home is ready for your personal touches. Bring your suitcase and enjoy The RGV Winters. Green Gate Grove offers many amenities, including a year round salt water pool with jacuzzi, gazebo area, Recreation Hall, Library, Billiard room, card room, shuffleboard and many activities during the season.

18. 2025-09-14
    listed $72,000 Active 649-char remark

    Show marketing remark (649 chars)

    MOTIVATED SELLER!!! Own your own lot!!! Green Gate Grove is a certified, 55+ gated community in Palmview, TX. The 1995 Polaris Fully Furnished manufactured home is a 16X40 640 sq. ft. 1 bed/1 bath home. The roof was replaced approximately 6 years ago, the hot water heater is only 1 year old. The home has a strongly performing central air. This home is ready for your personal touches. Bring your suitcase and enjoy The RGV Winters. Green Gate Grove offers many amenities, including a year round salt water pool with jacuzzi, gazebo area, Recreation Hall, Library, Billiard room, card room, shuffleboard and many activities during the season.

19. 2020-12-01
    soldstatus
20. 2020-11-24
    price $26,000 454-char remark

    Show marketing remark (454 chars)

    Adorable 1 bedroom 1 bath mobile home is located in a secured 55+ community. Featuring a large kitchen and family room, you'll have plenty of room to gather with your loved ones. Fully furnished with appliances, a covered carport and patio spaces allow for enjoyable outdoor living on those lovely valley evenings. Your new community awaits you with heated pool and hot tub privileges, group activities, outdoor cooking area, golf cart access and more!!!

21. 2020-11-23
    soldstatus Sold 454-char remark

    Show marketing remark (454 chars)

    Adorable 1 bedroom 1 bath mobile home is located in a secured 55+ community. Featuring a large kitchen and family room, you'll have plenty of room to gather with your loved ones. Fully furnished with appliances, a covered carport and patio spaces allow for enjoyable outdoor living on those lovely valley evenings. Your new community awaits you with heated pool and hot tub privileges, group activities, outdoor cooking area, golf cart access and more!!!

22. 2020-11-04
    status Pending 454-char remark

    Show marketing remark (454 chars)

    Adorable 1 bedroom 1 bath mobile home is located in a secured 55+ community. Featuring a large kitchen and family room, you'll have plenty of room to gather with your loved ones. Fully furnished with appliances, a covered carport and patio spaces allow for enjoyable outdoor living on those lovely valley evenings. Your new community awaits you with heated pool and hot tub privileges, group activities, outdoor cooking area, golf cart access and more!!!

23. 2020-11-03
    price $29,900 454-char remark

    Show marketing remark (454 chars)

    Adorable 1 bedroom 1 bath mobile home is located in a secured 55+ community. Featuring a large kitchen and family room, you'll have plenty of room to gather with your loved ones. Fully furnished with appliances, a covered carport and patio spaces allow for enjoyable outdoor living on those lovely valley evenings. Your new community awaits you with heated pool and hot tub privileges, group activities, outdoor cooking area, golf cart access and more!!!

24. 2020-10-26
    historical Option 454-char remark

    Show marketing remark (454 chars)

    Adorable 1 bedroom 1 bath mobile home is located in a secured 55+ community. Featuring a large kitchen and family room, you'll have plenty of room to gather with your loved ones. Fully furnished with appliances, a covered carport and patio spaces allow for enjoyable outdoor living on those lovely valley evenings. Your new community awaits you with heated pool and hot tub privileges, group activities, outdoor cooking area, golf cart access and more!!!

25. 2020-09-05
    status Active 454-char remark

    Show marketing remark (454 chars)

    Adorable 1 bedroom 1 bath mobile home is located in a secured 55+ community. Featuring a large kitchen and family room, you'll have plenty of room to gather with your loved ones. Fully furnished with appliances, a covered carport and patio spaces allow for enjoyable outdoor living on those lovely valley evenings. Your new community awaits you with heated pool and hot tub privileges, group activities, outdoor cooking area, golf cart access and more!!!

26. 2020-08-29
    historical Option 454-char remark

    Show marketing remark (454 chars)

    Adorable 1 bedroom 1 bath mobile home is located in a secured 55+ community. Featuring a large kitchen and family room, you'll have plenty of room to gather with your loved ones. Fully furnished with appliances, a covered carport and patio spaces allow for enjoyable outdoor living on those lovely valley evenings. Your new community awaits you with heated pool and hot tub privileges, group activities, outdoor cooking area, golf cart access and more!!!

27. 2020-06-12
    status Active 454-char remark

    Show marketing remark (454 chars)

    Adorable 1 bedroom 1 bath mobile home is located in a secured 55+ community. Featuring a large kitchen and family room, you'll have plenty of room to gather with your loved ones. Fully furnished with appliances, a covered carport and patio spaces allow for enjoyable outdoor living on those lovely valley evenings. Your new community awaits you with heated pool and hot tub privileges, group activities, outdoor cooking area, golf cart access and more!!!

28. 2020-06-06
    historical Option 454-char remark

    Show marketing remark (454 chars)

    Adorable 1 bedroom 1 bath mobile home is located in a secured 55+ community. Featuring a large kitchen and family room, you'll have plenty of room to gather with your loved ones. Fully furnished with appliances, a covered carport and patio spaces allow for enjoyable outdoor living on those lovely valley evenings. Your new community awaits you with heated pool and hot tub privileges, group activities, outdoor cooking area, golf cart access and more!!!

29. 2020-04-24
    listed $29,900 Active 454-char remark

    Show marketing remark (454 chars)

    Adorable 1 bedroom 1 bath mobile home is located in a secured 55+ community. Featuring a large kitchen and family room, you'll have plenty of room to gather with your loved ones. Fully furnished with appliances, a covered carport and patio spaces allow for enjoyable outdoor living on those lovely valley evenings. Your new community awaits you with heated pool and hot tub privileges, group activities, outdoor cooking area, golf cart access and more!!!

30. 2009-11-20
    soldstatus
31. 2008-03-11
    soldstatus
32. 1994-03-16
    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: $1,364 · $114/mo
• Projected year-2 tax: $1,364 · $114/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $14,657
• − Mortgage interest: −$3,641
• − Property taxes: −$1,364
• − Insurance: −$325
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − HOA: −$900
• − Depreciation: −$1,891
• Taxable income: $4,191
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $3,894/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 Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — Palmview

• Score: 57/100
• State rank: #1267
• US rank: #22043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmview, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 78,024
• Household income: $54,298
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1714.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 47% White 12% Asian 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Slovak 1% Portuguese 0%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 22% English-only · Spanish 76%

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: ▼ -62.35%
• Current HPI: 209.3573
• Rent YoY: ▲ 0.93%
• 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

+117.4% since first listed

16 events — show timeline

• 2026-02-17 Price Changed $65,000 MCALLENMLS
• 2025-09-14 Listed $72,000 MCALLENMLS
• 2020-12-01 Sold (Public Records) — Public Records
• 2020-11-24 Price Changed $26,000 MCALLENMLS
• 2020-11-23 Sold (MLS) — MCALLENMLS
• 2020-11-04 Pending — MCALLENMLS
• 2020-11-03 Price Changed $29,900 MCALLENMLS
• 2020-10-26 Contingent — MCALLENMLS
• 2020-09-05 Relisted — MCALLENMLS
• 2020-08-29 Contingent — MCALLENMLS
• 2020-06-12 Relisted — MCALLENMLS
• 2020-06-06 Contingent — MCALLENMLS
• 2020-04-24 Listed $29,900 MCALLENMLS
• 2009-11-20 Sold (Public Records) — Public Records
• 2008-03-11 Sold (Public Records) — Public Records
• 1994-03-16 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,364 · +1.8% YoY. Source: county tax records.