15747 Palm Tree Dr · Harlingen, TX 78552

$49,000

2 bd · 1.0 ba · 908 sqft · Manufactured · 405 Days on market

Built 1995 5,526 sqft lot $54/sqft · 33% below area Est $73k · 33% under ↓ 35% 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
• ARV discount +15.0/15.0
• 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 MLS

PRICE IMPROVEMENT! Whether you're seeking a peaceful getaway or a cozy place to call home, this charming 2-bedroom, 1-bath mobile home in the established Sun Valley Village 55+ community is the perfect fit! This well-maintained property features a spacious 250 sq ft Texas room, a bright open living area, and plenty of kitchen storage—ideal for relaxing or entertaining friends. Enjoy the active lifestyle Sun Valley Village has to offer! Residents have access to a sparkling pool, rec hall, weight room, and an upgraded billiard room. There's also a first-come, first-serve storage yard for trailers, RVs, and more. With regular community events and group activities, there's always something to do and great neighbors to enjoy it with. Don't miss out—schedule your showing today and discover the best of 55+ living!

Key facts

• Rec hall
• Community pool
• Weight room

Tags

• KITCHEN STORAGE
• SPACIOUS LIVING ROOM
• COMMUNITY POOL
• REC HALL
• WEIGHT ROOM
• UPGRADED BILLIARD ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.3% 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: Dr Hesiquio Rodriguez El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 610 students, 64% FRL); Gutierrez Middle (math 26% / reading 31%, grade F, #1,122 of 1,662 statewide, top 69%, 819 students, 71% FRL); Harlingen H S (math 32% / reading 22%, grade F, #1,204 of 1,632 statewide, top 75%, 1,942 students, 82% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: Rents soft (-1.9%/yr); 538 active listings in the ZIP; 2 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 $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 405 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $26k (35%) 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; 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 $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 405 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 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?
5. 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.
6. 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.
7. 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: 2.51% ✓
• Cap rate: 22.27%
• Cash-on-cash: 57.06%
• DSCR: 3.54
• GRM: 3.3

CMA / ARV

• ARV (median comp): $73,370
• List price: $49,000
• Delta: -33.21%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 52.1%
• Equity multiple: 3.19×
• Total profit: $30,015
• Equity at exit: $7,306

10-year hold

• IRR: 56.3%
• Equity multiple: 5.79×
• Total profit: $65,743
• Equity at exit: $4,237

Cash invested: $13,720 (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: 538
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$41 /mo · $498/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $652

Break-even live

Break-even rent $404

Max offer price $49,000

Occupancy floor 42%

Sensitivity live

Price	-10% $680	-5% $666	+0% $652	+5% $639	+10% $625
Rent	-10% $555	-5% $604	+0% $652	+5% $701	+10% $750
Rate	-1.0pp $677	-0.5pp $665	base $652	+0.5pp $640	+1.0pp $627

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	46d	1	0.56mi
6020 Masters Blvd Unit 2 Harlingen, TX	2.0	2.0	1000	$1,075	$1.07	45d	1	0.82mi

Listing history 27 events

1. 2026-06-22
   days on market $49,000 Active 405 DOM
2. 2026-06-18
   days on market $49,000 Active 402 DOM
3. 2026-06-17
   days on market $49,000 Active 401 DOM
4. 2026-06-16
   days on market $49,000 Active 400 DOM
5. 2026-06-15
   days on market $49,000 Active 399 DOM
6. 2026-06-14
   days on market $49,000 Active 397 DOM
7. 2026-06-10
   days on market $49,000 Active 394 DOM
8. 2026-06-09
   days on market $49,000 Active 393 DOM
9. 2026-06-09
   days on market $49,000 Active 392 DOM
10. 2026-06-07
    days on market $49,000 Active 391 DOM
11. 2026-06-03
    days on market $49,000 Active 387 DOM
12. 2026-06-02
    days on market $49,000 Active 386 DOM
13. 2026-06-01
    days on market $49,000 Active 385 DOM
14. 2026-05-31
    days on market $49,000 Active 384 DOM
15. 2026-05-30
    days on market $49,000 Active 383 DOM
16. 2026-05-01
    status Active 830-char remark

    Show marketing remark (830 chars)

    PRICE IMPROVEMENT! Whether you're seeking a peaceful getaway or a cozy place to call home, this charming 2-bedroom, 1-bath mobile home in the established Sun Valley Village 55+ community is the perfect fit! This well-maintained property features a spacious 250 sq ft Texas room, a bright open living area, and plenty of kitchen storage—ideal for relaxing or entertaining friends. Enjoy the active lifestyle Sun Valley Village has to offer! Residents have access to a sparkling pool, rec hall, weight room, and an upgraded billiard room. There's also a first-come, first-serve storage yard for trailers, RVs, and more. With regular community events and group activities, there's always something to do and great neighbors to enjoy it with. Don't miss out—schedule your showing today and discover the best of 55+ living!

17. 2026-05-01
    price $49,000 830-char remark

    Show marketing remark (830 chars)

    PRICE IMPROVEMENT! Whether you're seeking a peaceful getaway or a cozy place to call home, this charming 2-bedroom, 1-bath mobile home in the established Sun Valley Village 55+ community is the perfect fit! This well-maintained property features a spacious 250 sq ft Texas room, a bright open living area, and plenty of kitchen storage—ideal for relaxing or entertaining friends. Enjoy the active lifestyle Sun Valley Village has to offer! Residents have access to a sparkling pool, rec hall, weight room, and an upgraded billiard room. There's also a first-come, first-serve storage yard for trailers, RVs, and more. With regular community events and group activities, there's always something to do and great neighbors to enjoy it with. Don't miss out—schedule your showing today and discover the best of 55+ living!

18. 2026-04-24
    historical 830-char remark

    Show marketing remark (830 chars)

    PRICE IMPROVEMENT! Whether you're seeking a peaceful getaway or a cozy place to call home, this charming 2-bedroom, 1-bath mobile home in the established Sun Valley Village 55+ community is the perfect fit! This well-maintained property features a spacious 250 sq ft Texas room, a bright open living area, and plenty of kitchen storage—ideal for relaxing or entertaining friends. Enjoy the active lifestyle Sun Valley Village has to offer! Residents have access to a sparkling pool, rec hall, weight room, and an upgraded billiard room. There's also a first-come, first-serve storage yard for trailers, RVs, and more. With regular community events and group activities, there's always something to do and great neighbors to enjoy it with. Don't miss out—schedule your showing today and discover the best of 55+ living!

19. 2026-01-09
    price $52,990 830-char remark

    Show marketing remark (830 chars)

    PRICE IMPROVEMENT! Whether you're seeking a peaceful getaway or a cozy place to call home, this charming 2-bedroom, 1-bath mobile home in the established Sun Valley Village 55+ community is the perfect fit! This well-maintained property features a spacious 250 sq ft Texas room, a bright open living area, and plenty of kitchen storage—ideal for relaxing or entertaining friends. Enjoy the active lifestyle Sun Valley Village has to offer! Residents have access to a sparkling pool, rec hall, weight room, and an upgraded billiard room. There's also a first-come, first-serve storage yard for trailers, RVs, and more. With regular community events and group activities, there's always something to do and great neighbors to enjoy it with. Don't miss out—schedule your showing today and discover the best of 55+ living!

20. 2025-12-09
    price $55,490 830-char remark

    Show marketing remark (830 chars)

    PRICE IMPROVEMENT! Whether you're seeking a peaceful getaway or a cozy place to call home, this charming 2-bedroom, 1-bath mobile home in the established Sun Valley Village 55+ community is the perfect fit! This well-maintained property features a spacious 250 sq ft Texas room, a bright open living area, and plenty of kitchen storage—ideal for relaxing or entertaining friends. Enjoy the active lifestyle Sun Valley Village has to offer! Residents have access to a sparkling pool, rec hall, weight room, and an upgraded billiard room. There's also a first-come, first-serve storage yard for trailers, RVs, and more. With regular community events and group activities, there's always something to do and great neighbors to enjoy it with. Don't miss out—schedule your showing today and discover the best of 55+ living!

21. 2025-10-29
    status Active 830-char remark

    Show marketing remark (830 chars)

    PRICE IMPROVEMENT! Whether you're seeking a peaceful getaway or a cozy place to call home, this charming 2-bedroom, 1-bath mobile home in the established Sun Valley Village 55+ community is the perfect fit! This well-maintained property features a spacious 250 sq ft Texas room, a bright open living area, and plenty of kitchen storage—ideal for relaxing or entertaining friends. Enjoy the active lifestyle Sun Valley Village has to offer! Residents have access to a sparkling pool, rec hall, weight room, and an upgraded billiard room. There's also a first-come, first-serve storage yard for trailers, RVs, and more. With regular community events and group activities, there's always something to do and great neighbors to enjoy it with. Don't miss out—schedule your showing today and discover the best of 55+ living!

22. 2025-10-29
    price $57,490 830-char remark

    Show marketing remark (830 chars)

    PRICE IMPROVEMENT! Whether you're seeking a peaceful getaway or a cozy place to call home, this charming 2-bedroom, 1-bath mobile home in the established Sun Valley Village 55+ community is the perfect fit! This well-maintained property features a spacious 250 sq ft Texas room, a bright open living area, and plenty of kitchen storage—ideal for relaxing or entertaining friends. Enjoy the active lifestyle Sun Valley Village has to offer! Residents have access to a sparkling pool, rec hall, weight room, and an upgraded billiard room. There's also a first-come, first-serve storage yard for trailers, RVs, and more. With regular community events and group activities, there's always something to do and great neighbors to enjoy it with. Don't miss out—schedule your showing today and discover the best of 55+ living!

23. 2025-09-03
    historical 830-char remark

    Show marketing remark (830 chars)

    PRICE IMPROVEMENT! Whether you're seeking a peaceful getaway or a cozy place to call home, this charming 2-bedroom, 1-bath mobile home in the established Sun Valley Village 55+ community is the perfect fit! This well-maintained property features a spacious 250 sq ft Texas room, a bright open living area, and plenty of kitchen storage—ideal for relaxing or entertaining friends. Enjoy the active lifestyle Sun Valley Village has to offer! Residents have access to a sparkling pool, rec hall, weight room, and an upgraded billiard room. There's also a first-come, first-serve storage yard for trailers, RVs, and more. With regular community events and group activities, there's always something to do and great neighbors to enjoy it with. Don't miss out—schedule your showing today and discover the best of 55+ living!

24. 2025-07-09
    price $64,900 830-char remark

    Show marketing remark (830 chars)

    PRICE IMPROVEMENT! Whether you're seeking a peaceful getaway or a cozy place to call home, this charming 2-bedroom, 1-bath mobile home in the established Sun Valley Village 55+ community is the perfect fit! This well-maintained property features a spacious 250 sq ft Texas room, a bright open living area, and plenty of kitchen storage—ideal for relaxing or entertaining friends. Enjoy the active lifestyle Sun Valley Village has to offer! Residents have access to a sparkling pool, rec hall, weight room, and an upgraded billiard room. There's also a first-come, first-serve storage yard for trailers, RVs, and more. With regular community events and group activities, there's always something to do and great neighbors to enjoy it with. Don't miss out—schedule your showing today and discover the best of 55+ living!

25. 2025-04-30
    price $69,900 830-char remark

    Show marketing remark (830 chars)

    PRICE IMPROVEMENT! Whether you're seeking a peaceful getaway or a cozy place to call home, this charming 2-bedroom, 1-bath mobile home in the established Sun Valley Village 55+ community is the perfect fit! This well-maintained property features a spacious 250 sq ft Texas room, a bright open living area, and plenty of kitchen storage—ideal for relaxing or entertaining friends. Enjoy the active lifestyle Sun Valley Village has to offer! Residents have access to a sparkling pool, rec hall, weight room, and an upgraded billiard room. There's also a first-come, first-serve storage yard for trailers, RVs, and more. With regular community events and group activities, there's always something to do and great neighbors to enjoy it with. Don't miss out—schedule your showing today and discover the best of 55+ living!

26. 2025-03-02
    listed $74,900 Active 830-char remark

    Show marketing remark (830 chars)

    PRICE IMPROVEMENT! Whether you're seeking a peaceful getaway or a cozy place to call home, this charming 2-bedroom, 1-bath mobile home in the established Sun Valley Village 55+ community is the perfect fit! This well-maintained property features a spacious 250 sq ft Texas room, a bright open living area, and plenty of kitchen storage—ideal for relaxing or entertaining friends. Enjoy the active lifestyle Sun Valley Village has to offer! Residents have access to a sparkling pool, rec hall, weight room, and an upgraded billiard room. There's also a first-come, first-serve storage yard for trailers, RVs, and more. With regular community events and group activities, there's always something to do and great neighbors to enjoy it with. Don't miss out—schedule your showing today and discover the best of 55+ living!

27. 1996-08-12
    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: $498 · $41/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$399/yr (+$33/mo · 80.2%)

ⓘ 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 9/10 Extreme 6 d/yr ≥111°F today · 21 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: $14,753
• − Mortgage interest: −$2,745
• − Property taxes: −$498
• − Insurance: −$245
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$1,425
• Taxable income: $7,480
• Est. tax owed @ 24.0%: −$1,795
• After-tax cash flow: $6,034/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

-34.6% since first listed

12 events — show timeline

• 2026-05-01 Relisted — RGVMLS
• 2026-05-01 Price Changed $49,000 RGVMLS
• 2026-04-24 Delisted — RGVMLS
• 2026-01-09 Price Changed $52,990 RGVMLS
• 2025-12-09 Price Changed $55,490 RGVMLS
• 2025-10-29 Relisted — RGVMLS
• 2025-10-29 Price Changed $57,490 RGVMLS
• 2025-09-03 Delisted — RGVMLS
• 2025-07-09 Price Changed $64,900 RGVMLS
• 2025-04-30 Price Changed $69,900 RGVMLS
• 2025-03-02 Listed $74,900 RGVMLS
• 1996-08-12 Sold (Public Records) — Public Records

Property tax history

-2.4%/yr

Latest (2025): $498 · +20.3% YoY. Source: county tax records.