8215 Copa De Oro St · Doolittle, TX 78542

$89,900

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 471 Days on market

Built 1980 5,001 sqft lot $97/sqft · 48% below area Est $173k · 48% under ↓ 18% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.8/10.0
• 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

Nestled on the north side of Edinburg, this charming 3-bedroom, 2-bath mobile home offers privacy and security with a sturdy cement and metal frame gate. With Milo Ponce Park as your backyard neighbor, you’ll enjoy a peaceful setting with no rear neighbors! Inside, the home features upgrade finishes, especially in the kitchen, and comes equipped with four mini-splits for year-round comfort. A spacious three-car carport provides ample parking, while an unfinished bathroom offers the perfect opportunity to add your personal touch. The open layout creates a welcoming atmosphere, perfect for gatherings. While the home could use a little TLC, it’s nothing major—just a chance to make it truly yours! With its great location, ample space, and endless potential, this property won’t last long. Don’t miss out—schedule your showing today!

Key facts

• Four mini-splits
• Unfinished bathroom
• Three-car carport

Tags

• FOUR MINI-SPLITS
• THREE-CAR CARPORT
• UNFINISHED BATHROOM
• OPEN LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: schools F, crime F, amenities 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.
• 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 $622 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.

Negotiation context

• It's been on market 471 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 471 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.18% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.71%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (median comp): $172,758
• List price: $89,900
• Delta: -47.96%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-699
• Equity at exit: $13,404

10-year hold

• IRR: 5.7%
• Equity multiple: 1.37×
• Total profit: $9,216
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $267

Break-even live

Break-even rent $720

Max offer price $89,900

Occupancy floor 70%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $89,900 Active 471 DOM
2. 2026-06-17
   days on market $89,900 Active 470 DOM
3. 2026-06-16
   days on market $89,900 Active 469 DOM
4. 2026-06-15
   days on market $89,900 Active 468 DOM
5. 2026-06-14
   days on market $89,900 Active 466 DOM
6. 2026-06-13
   days on market $89,900 Active 465 DOM
7. 2026-06-10
   days on market $89,900 Active 463 DOM
8. 2026-06-08
   days on market $89,900 Active 461 DOM
9. 2026-06-07
   days on market $89,900 Active 460 DOM
10. 2026-06-03
    days on market $89,900 Active 456 DOM
11. 2026-06-02
    days on market $89,900 Active 455 DOM
12. 2026-06-01
    days on market $89,900 Active 454 DOM
13. 2026-05-31
    days on market $89,900 Active 453 DOM
14. 2026-05-31
    days on market $89,900 Active 452 DOM
15. 2026-02-02
    price $89,900 874-char remark

    Show marketing remark (874 chars)

    Nestled on the north side of Edinburg, this charming 3-bedroom, 2-bath mobile home offers privacy and security with a sturdy cement and metal frame gate. With Milo Ponce Park as your backyard neighbor, you’ll enjoy a peaceful setting with no rear neighbors! Inside, the home features upgrade finishes, especially in the kitchen, and comes equipped with four mini-splits for year-round comfort. A spacious three-car carport provides ample parking, while an unfinished bathroom offers the perfect opportunity to add your personal touch. The open layout creates a welcoming atmosphere, perfect for gatherings. While the home could use a little TLC, it’s nothing major—just a chance to make it truly yours! With its great location, ample space, and endless potential, this property won’t last long. Don’t miss out—schedule your showing today!

16. 2025-12-17
    price $79,900 874-char remark

    Show marketing remark (874 chars)

    Nestled on the north side of Edinburg, this charming 3-bedroom, 2-bath mobile home offers privacy and security with a sturdy cement and metal frame gate. With Milo Ponce Park as your backyard neighbor, you’ll enjoy a peaceful setting with no rear neighbors! Inside, the home features upgrade finishes, especially in the kitchen, and comes equipped with four mini-splits for year-round comfort. A spacious three-car carport provides ample parking, while an unfinished bathroom offers the perfect opportunity to add your personal touch. The open layout creates a welcoming atmosphere, perfect for gatherings. While the home could use a little TLC, it’s nothing major—just a chance to make it truly yours! With its great location, ample space, and endless potential, this property won’t last long. Don’t miss out—schedule your showing today!

17. 2025-07-14
    price $90,000 874-char remark

    Show marketing remark (874 chars)

    Nestled on the north side of Edinburg, this charming 3-bedroom, 2-bath mobile home offers privacy and security with a sturdy cement and metal frame gate. With Milo Ponce Park as your backyard neighbor, you’ll enjoy a peaceful setting with no rear neighbors! Inside, the home features upgrade finishes, especially in the kitchen, and comes equipped with four mini-splits for year-round comfort. A spacious three-car carport provides ample parking, while an unfinished bathroom offers the perfect opportunity to add your personal touch. The open layout creates a welcoming atmosphere, perfect for gatherings. While the home could use a little TLC, it’s nothing major—just a chance to make it truly yours! With its great location, ample space, and endless potential, this property won’t last long. Don’t miss out—schedule your showing today!

18. 2025-06-06
    price $99,500 874-char remark

    Show marketing remark (874 chars)

    Nestled on the north side of Edinburg, this charming 3-bedroom, 2-bath mobile home offers privacy and security with a sturdy cement and metal frame gate. With Milo Ponce Park as your backyard neighbor, you’ll enjoy a peaceful setting with no rear neighbors! Inside, the home features upgrade finishes, especially in the kitchen, and comes equipped with four mini-splits for year-round comfort. A spacious three-car carport provides ample parking, while an unfinished bathroom offers the perfect opportunity to add your personal touch. The open layout creates a welcoming atmosphere, perfect for gatherings. While the home could use a little TLC, it’s nothing major—just a chance to make it truly yours! With its great location, ample space, and endless potential, this property won’t last long. Don’t miss out—schedule your showing today!

19. 2025-04-21
    price $105,000 874-char remark

    Show marketing remark (874 chars)

    Nestled on the north side of Edinburg, this charming 3-bedroom, 2-bath mobile home offers privacy and security with a sturdy cement and metal frame gate. With Milo Ponce Park as your backyard neighbor, you’ll enjoy a peaceful setting with no rear neighbors! Inside, the home features upgrade finishes, especially in the kitchen, and comes equipped with four mini-splits for year-round comfort. A spacious three-car carport provides ample parking, while an unfinished bathroom offers the perfect opportunity to add your personal touch. The open layout creates a welcoming atmosphere, perfect for gatherings. While the home could use a little TLC, it’s nothing major—just a chance to make it truly yours! With its great location, ample space, and endless potential, this property won’t last long. Don’t miss out—schedule your showing today!

20. 2025-03-04
    listed $110,000 Active 874-char remark

    Show marketing remark (874 chars)

    Nestled on the north side of Edinburg, this charming 3-bedroom, 2-bath mobile home offers privacy and security with a sturdy cement and metal frame gate. With Milo Ponce Park as your backyard neighbor, you’ll enjoy a peaceful setting with no rear neighbors! Inside, the home features upgrade finishes, especially in the kitchen, and comes equipped with four mini-splits for year-round comfort. A spacious three-car carport provides ample parking, while an unfinished bathroom offers the perfect opportunity to add your personal touch. The open layout creates a welcoming atmosphere, perfect for gatherings. While the home could use a little TLC, it’s nothing major—just a chance to make it truly yours! With its great location, ample space, and endless potential, this property won’t last long. Don’t miss out—schedule your showing today!

21. 2025-01-22
    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: $723 · $60/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$922/yr (+$77/mo · 127.6%)

ⓘ 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 · 23 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: $12,696
• − Mortgage interest: −$5,036
• − Property taxes: −$723
• − Insurance: −$450
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$2,615
• Taxable income: $1,841
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $2,758/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

-18.3% since first listed

7 events — show timeline

• 2026-02-02 Price Changed $89,900 MCALLENMLS
• 2025-12-17 Price Changed $79,900 MCALLENMLS
• 2025-07-14 Price Changed $90,000 MCALLENMLS
• 2025-06-06 Price Changed $99,500 MCALLENMLS
• 2025-04-21 Price Changed $105,000 MCALLENMLS
• 2025-03-04 Listed $110,000 MCALLENMLS
• 2025-01-22 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $723 · -3.2% YoY. Source: county tax records.