5425 Marengo Pl #151 · Austin, TX 78617

$79,500

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 51 Days on market

Built 2021 Fair condition Est $115k · 31% under $855/mo HOA · 44% 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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• 1% rule +10.0/10.0
• DSCR +4.2/10.0
• Livability +4.1/5.0
• Appreciation +3.4/10.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0

Listing remarks

* * This home can be relocated to your own land or leased in the community * * This 2022 Palm Harbor Villager Double wide home features low-maintenance living located within the Reserve at Oak Ranch, a gated 55+ senior living community known for its exceptional care and tranquility. Open-concept living space, featuring 3 bedrooms & 2 baths. Living & dining areas flow seamlessly, creating an inviting environment ideal for both everyday comfort and entertainment. Each bedroom includes a walk-in closet, while the dedicated full-size utility room adds convenience and functionality.

Key facts

• Built 2021
• Listed 50 days

Property features AI

Finance

• HOA & community: The Reserve at Oak Ranch homeowners association; Association fee $855 per month

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2021
• Construction: Composition roof; Construction materials: Unknown
• Exterior features: Lot features: Other

Interior

• Kitchen: Dishwasher; Free-standing range; Oven
• Bedrooms: Three bedrooms (all located on the first floor; one is the primary bedroom)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Electric dryer hookup; Disposal
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $8 ($95/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 1.8% in Austin — 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 82/100 on livability (#16 in TX, #1,208 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D, crime F.
• Del Valle ISD (rural): math 19% / reading 26% proficiency, ranked #749 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Del Valle El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 615 students, 89% FRL); Del Valle Middle (math 22% / reading 27%, grade F, #1,279 of 1,662 statewide, top 78%, 869 students, 92% FRL); Del Valle H S (math 17% / reading 28%, grade F, #1,354 of 1,632 statewide, top 83%, 3,460 students, 90% FRL).
• Market conditions: Rents soft (-0.4%/yr); 246 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• This rent runs 33% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; HOA is 44% of rent.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $77,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.47% ✓
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $114,912
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5605 Silver Fox Dr #534	0.35mi	3/2.0	1,560 (+3%)	16mo	$119,000	$76	66

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: -24.8%
• Equity multiple: 0.21×
• Total profit: $-17,483
• Equity at exit: $11,854

10-year hold

• IRR: -96.7%
• Equity multiple: -0.54×
• Total profit: $-34,177
• Equity at exit: $6,874

Cash invested: $22,260 (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 78617

• Home prices YoY: -1.7%
• Rents YoY: -0.4%
• Active inventory: 246
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,960 high
• Mortgage (P&I): −$417
• Tax from tax record: −$235 /mo · $2,824/yr
• Insurance: −$33
• HOA: −$855
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $8

Break-even live

Break-even rent $1,950

Max offer price $79,500

Occupancy floor 95%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5501 Ross Rd Del Valle, TX	1.0–3.0	1.0–2.0	950	$1,876	$1.97	1d	16	0.30mi
5820 Angel Dr Del Valle, TX	3.0	2.0	1203	$1,950	$1.62	17d	1	0.35mi
5820 Angel Dr Del Valle, TX	3.0	2.0	1203	$1,850	$1.54	2d	1	0.35mi
12417 Sky Harbor Dr Del Valle, TX	3.0	2.0	1586	$1,975	$1.25	23d	1	0.37mi
12604 Paloma Blanca Way Del Valle, TX	3.0	2.0	1423	$1,700	$1.19	16d	1	0.41mi
5816 Ross Rd Unit 1 Del Valle, TX	2.0	2.0	1134	$1,725	$1.52	23d	1	0.44mi
12305 Paloma Blanca Way Del Valle, TX	3.0	2.0	1208	$1,749	$1.45	43d	1	0.45mi
13109 Lofton Cliff Dr Del Valle, TX	3.0	2.0	1917	$2,075	$1.08	12d	1	0.61mi
6101 Ross Rd Del Valle, TX	1.0–2.0	10.0	937	$2,140	$2.28	1d	43	0.62mi
13229 Coomes Dr Del Valle, TX	3.0	2.0	1703	$1,995	$1.17	12d	1	0.67mi
6200 Albany Sleigh Dr Del Valle, TX	3.0	2.0	1647	$2,350	$1.43	43d	1	0.73mi
13400 Coomes Dr Del Valle, TX	3.0	2.5	1625	$1,895	$1.17	3d	1	0.76mi
13400 Coomes Dr Del Valle, TX	3.0	2.0	1625	$1,895	$1.17	4d	1	0.76mi
6400 Wagon Spring St Del Valle, TX	3.0	2.5	1665	$1,975	$1.19	4d	1	0.86mi
6409 Wagon Spring St Del Valle, TX	4.0	2.0	1421	$1,895	$1.33	16d	1	0.86mi
6417 Wagon Spring St Del Valle, TX	3.0	2.5	2230	$2,149	$0.96	43d	1	0.88mi
6417 Wagon Spring St Del Valle, TX	3.0	2.5	2230	$2,100	$0.94	12d	1	0.88mi
6420 Carriage Pines Dr Del Valle, TX	3.0	2.5	1665	$1,995	$1.20	43d	1	0.88mi
5525 Victory Gallop Dr Del Valle, TX	3.0	2.5	1788	$1,850	$1.03	43d	1	0.93mi
5521 Victory Gallop Dr Del Valle, TX	3.0	2.5	1788	$2,000	$1.12	14d	1	0.93mi
5600 War Admiral Dr Del Valle, TX	4.0	2.5	2101	$2,200	$1.05	3d	1	0.94mi
6514 Ross Rd Del Valle, TX	1.0–2.0	1.0–2.0	877	$1,614	$1.84	1d	19	1.03mi
12100 1/2 Ferrystone Glen Dr Unit 1240330P Del Valle, TX	2.0	2.0	1140	$3,728	$3.27	19d	1	1.03mi
4700 Ross Rd Del Valle, TX	1.0–3.0	1.0–2.0	932	$1,854	$1.99	14d	11	1.08mi
13817 Gilwell Dr Del Valle, TX	4.0	3.0	1878	$2,195	$1.17	43d	1	1.27mi
13917 Gilwell Dr Del Valle, TX	3.0	2.5	1743	$2,100	$1.20	17d	1	1.31mi
14005 Edna Maxine Walk Del Valle, TX	3.0	2.5	1932	$2,100	$1.09	43d	1	1.33mi
7100 Dancing Wind Ln Del Valle, TX	3.0	2.5	1568	$1,850	$1.18	43d	1	1.36mi
7136 Spotted Leaf Way Del Valle, TX	3.0	2.5	1377	$1,900	$1.38	23d	1	1.38mi
7121 Elroy Rd Del Valle, TX	1.0–3.0	1.0–2.0	951	$2,006	$2.11	1d	26	1.39mi
7224 Spotted Leaf Way Del Valle, TX	3.0	2.0	1646	$1,950	$1.18	14d	1	1.42mi
12901 Staywell Way Del Valle, TX	3.0	2.0	1860	$2,200	$1.18	43d	1	1.42mi
5804 Swedish Farms TER Del Valle, TX	4.0	3.0	1903	$2,200	$1.16	43d	1	1.43mi
7232 Dancing Wind Ln Del Valle, TX	3.0	2.5	1392	$1,725	$1.24	4d	1	1.45mi
7236 Dancing Wind Ln Del Valle, TX	4.0	2.5	1566	$1,750	$1.12	43d	1	1.46mi

HOA detail

• Monthly dues: $855 · $10,260/yr
• Likely covers: security

Listing history 14 events

1. 2026-06-18
   days on market $79,500 Active 51 DOM
2. 2026-06-17
   days on market $79,500 Active 50 DOM
3. 2026-06-16
   days on market $79,500 Active 49 DOM
4. 2026-06-15
   days on market $79,500 Active 48 DOM
5. 2026-06-13
   days on market $79,500 Active 46 DOM
6. 2026-06-09
   days on market $79,500 Active 42 DOM
7. 2026-06-08
   days on market $79,500 Active 41 DOM
8. 2026-06-07
   days on market $79,500 Active 40 DOM
9. 2026-06-04
   days on market $79,500 Active 37 DOM
10. 2026-06-03
    days on market $79,500 Active 36 DOM
11. 2026-06-02
    days on market $79,500 Active 35 DOM
12. 2026-06-01
    days on market $79,500 Active 34 DOM
13. 2026-05-31
    days on market $79,500 Active 33 DOM
14. 2026-04-28
    listed $79,500 Active 590-char remark

ⓘ 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: $2,824 · $235/mo
• Projected year-2 tax: $2,824 · $235/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $23,518
• − Mortgage interest: −$4,453
• − Property taxes: −$2,824
• − Insurance: −$398
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − HOA: −$10,260
• − Depreciation: −$2,313
• Taxable loss: −$492
• Est. tax savings @ 24.0%: +$118
• After-tax cash flow: $213/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

Fair 45/100 Moderate rehab

This 2022 Palm Harbor Villager double-wide mobile home requires moderate repairs and maintenance to improve its condition and value. Key areas for attention include the kitchen countertops, exterior siding, and carpeted floors. Fresh paint and updated flooring would significantly enhance the home's curb appeal and resale value.

Repairs flagged

• Minor kitchen countertops — worn appearance
• Moderate exterior siding — weathered appearance
• Minor carpeted floors — show wear

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale replace worn kitchen countertops — New countertops improve functionality and appearance
• Resale repair weathered exterior siding — Fresh siding improves curb appeal and home value
• Resale replace worn carpeted floors — New flooring enhances home's overall appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · worn appearance	Minor	$500–3,000
exterior siding · weathered appearance	Moderate	$3,000–15,000
carpeted floors · show wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale replace worn kitchen countertops — New countertops improve functionality and appearance ↑
• Resale repair weathered exterior siding — Fresh siding improves curb appeal and home value ↑
• Resale replace worn carpeted floors — New flooring enhances home's overall appearance and value ↑

ⓘ 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: Del Valle ISD
• NCES district ID: 4816620
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 26% ▼ -2.00%
• Median HH income: $41,322
• Composite: 19.13/100
• National rank: #8830
• State rank: #749 of 826 in TX

Livability — Austin

• Score: 82/100
• State rank: #16
• US rank: #1208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Austin, TX
• County: Travis County · 1,299,254 people
• City population: 1,066,854
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 30,756
• Household income: $71,640
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 681.0

Population outlook (Travis County) Hauer SSP2

• Today (2025): 1,545,133 people
• By 2030: 1,729,269 · +11.9%
• By 2040: 2,097,596 · +35.8%
• By 2050: 2,463,890 · +59.5%
• By 2075: 3,249,374 · +110.3%
• By 2100: 3,801,868 · +146.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 33% White 16% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 68% Puerto Rican 1%
• Common ancestry: Romanian 1%
• Foreign-born: 26% · Canada
• Languages at home: 41% English-only · Spanish 57% Other Asian/Pacific 1%

Political lean MEDSL · Travis

• 2024 margin: Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
• 2008→2024 swing: +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
• All cycles: 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.24%
• Current HPI: 192.3518
• Rent YoY: ▼ -0.36%
• Metro: Austin-Round Rock-Georgetown, 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

• 2026-04-28 Listed $79,500 HARMLS

Property tax history

+0.3%/yr

Latest (2026): $2,824 · -2.1% YoY. Source: county tax records.