1510 Coco Palm Dr · Harlingen, TX 78552

$69,800

2 bd · 2.0 ba · 938 sqft · Manufactured public records · 45 Days on market

Built 1984 2,616 sqft lot $74/sqft · 13% below area Est $80k · 13% under

---

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 +13.2/15.0
• 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

Move in ready 1984 . 2 bedrooms 2 full baths. Home located in a desirable 55= community with CLUBHOUSE included for only $325 annually HOA

Key facts

• 2,616 sq ft lot
• Built 1984
• Listed 45 days

Property features AI

Finance

• Other: Located in Sunwest Mobile Home Park; Property type: Residential (Manufactured/Mobile)
• HOA & community: Homeowners association with annual fee; Located in a senior community

Exterior

• Utilities: Public water; Septic sewer
• Home design: Manufactured home; Single-story
• Construction: Aluminum siding
• Exterior features: Metal roof; Workshop on property

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Electric water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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-, 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: Harlingen H S - South (math 47% / reading 17%, grade F, #1,044 of 1,632 statewide, top 66%, 1,571 students, 75% FRL) — zoned schools at 75% FRL track the district average.
• Market conditions: Rents soft (-1.9%/yr); 534 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $483 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,706 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.76% ✓
• Cap rate: 14.40%
• Cash-on-cash: 28.96%
• DSCR: 2.29
• GRM: 4.7

CMA / ARV

• ARV (median comp): $80,000
• List price: $69,800
• Delta: -12.75%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7101 Business 83 #33	0.51mi	2/2.0	1,042 (+11%)	4mo	$80,000	$77	54

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: 19.8%
• Equity multiple: 1.78×
• Total profit: $15,164
• Equity at exit: $10,407

10-year hold

• IRR: 25.9%
• Equity multiple: 2.95×
• Total profit: $38,107
• Equity at exit: $6,035

Cash invested: $19,544 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$366
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $472

Break-even live

Break-even rent $630

Max offer price $69,800

Occupancy floor 57%

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: $17,450
• Closing costs: $2,094
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 S Taos Blvd Unit A Harlingen, TX	2.0	1.5	908	$1,275	$1.40	44d	1	1.33mi

Listing history 24 events

1. 2026-06-18
   days on market $69,800 Active 45 DOM
2. 2026-06-17
   days on market $69,800 Active 44 DOM
3. 2026-06-16
   days on market $69,800 Active 43 DOM
4. 2026-06-15
   days on market $69,800 Active 42 DOM
5. 2026-06-14
   days on market $69,800 Active 40 DOM
6. 2026-06-10
   days on market $69,800 Active 37 DOM
7. 2026-06-09
   days on market $69,800 Active 36 DOM
8. 2026-06-08
   days on market $69,800 Active 35 DOM
9. 2026-06-07
   days on market $69,800 Active 34 DOM
10. 2026-06-03
    days on market $69,800 Active 30 DOM
11. 2026-06-02
    days on market $69,800 Active 29 DOM
12. 2026-06-01
    days on market $69,800 Active 28 DOM
13. 2026-05-31
    days on market $69,800 Active 27 DOM
14. 2026-05-30
    days on market $69,800 Active 26 DOM
15. 2026-05-02
    listed $69,900 Active 138-char remark
16. 2025-08-04
    listed $75,000 Active
17. 2025-07-09
    status Active
18. 2025-05-20
    price $75,000
19. 2024-12-13
    listed $79,900 Active
20. 2019-01-28
    soldstatus
21. 2016-11-29
    listed $39,900
22. 2014-02-05
    soldstatus
23. 2012-05-21
    soldstatus
24. 1996-02-09
    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: $1,228 · $102/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$49/yr (+$4/mo · 4.0%)

ⓘ 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 8/10 Severe 6 d/yr ≥110°F today · 21 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: $14,722
• − Mortgage interest: −$3,910
• − Property taxes: −$1,228
• − Insurance: −$349
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$2,031
• Taxable income: $4,848
• Est. tax owed @ 24.0%: −$1,164
• After-tax cash flow: $4,497/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: 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

• Census place: Harlingen, TX
• 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

+74.9% since first listed

11 events — show timeline

• 2026-05-29 Price Changed $69,800 RGVMLS
• 2026-05-02 Listed $69,900 RGVMLS
• 2025-08-04 Listed $75,000 MCALLENMLS
• 2025-07-09 Relisted — RGVMLS
• 2025-05-20 Price Changed $75,000 RGVMLS
• 2024-12-13 Listed $79,900 RGVMLS
• 2019-01-28 Sold (Public Records) — Public Records
• 2016-11-29 Listed $39,900 RGVMLS
• 2014-02-05 Sold (Public Records) — Public Records
• 2012-05-21 Sold (Public Records) — Public Records
• 1996-02-09 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,228 · +20.3% YoY. Source: county tax records.