2322 Bobolink Cir E #270 · Palmview, TX 78572

$55,000

1 bd · 1.0 ba · 432 sqft · Manufactured · 122 Days on market

Built 2002 Good condition 2,874 sqft lot $127/sqft · at area comps Est $54k · at est. $70/mo HOA · 8% of rent ↓ 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.4/15.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully maintained move-in ready furnished park model is ideally located in the desirable 55+ Active Lifestyle Community of Greengate Grove. This bright and airy home features an open floorplan with plenty of windows allowing for natural light throughout, 1 bedroom (queen bed) and bathroom, washer/dryer connection for stackable washer and dryer, carport, storage shed. Furnished home includes refrigerator, stove, and microwave as well as all furniture shown in the photos, cookware, dinnerware, etc. Relax in the shade of the spacious covered patio area or enjoy one of the many community amenities including a heated salt water pool, spa, billiards, pickle ball, shuffleboard, water aerobics, and a well-stocked library. Located off S. Bentsen Palm Drive, Green Gate Grove is very close to Bentsen-Rio Grande Valley State Park, the World Birding Center, and the National Butterfly Center.

Key facts

• Community amenities
• Open floorplan
• Furnished park model

Tags

• FURNISHED PARK MODEL
• OPEN FLOORPLAN
• WASHER DRYER CONNECTION
• SPACIOUS COVERED PATIO
• HEATED SALT WATER POOL
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($866 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 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 $380 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 $15k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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: 1.57% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.21%
• DSCR: 1.81
• GRM: 5.3

CMA / ARV

• ARV (median comp): $53,745
• List price: $55,000
• Delta: 2.34%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Lantern Ave	0.11mi	2/1.0 (+1)	432 (0%)	23mo	$35,500	$82	71

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 · 0.93% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.28×
• Total profit: $4,260
• Equity at exit: $8,201

10-year hold

• IRR: 14.5%
• Equity multiple: 2.05×
• Total profit: $16,149
• Equity at exit: $4,755

Cash invested: $15,400 (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: 5.3×

Monthly cashflow live

• Estimated rent: $866 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$70
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $234

Break-even live

Break-even rent $570

Max offer price $55,000

Occupancy floor 68%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: waterpool

Listing history 18 events

1. 2026-06-18
   days on market $55,000 Active 122 DOM
2. 2026-06-17
   days on market $55,000 Active 121 DOM
3. 2026-06-16
   days on market $55,000 Active 120 DOM
4. 2026-06-15
   days on market $55,000 Active 119 DOM
5. 2026-06-14
   days on market $55,000 Active 117 DOM
6. 2026-06-13
   days on market $55,000 Active 116 DOM
7. 2026-06-10
   days on market $55,000 Active 114 DOM
8. 2026-06-09
   days on market $55,000 Active 113 DOM
9. 2026-06-08
   days on market $55,000 Active 112 DOM
10. 2026-06-07
    days on market $55,000 Active 111 DOM
11. 2026-06-05
    days on market $55,000 Active 108 DOM
12. 2026-06-03
    days on market $55,000 Active 107 DOM
13. 2026-06-02
    days on market $55,000 Active 106 DOM
14. 2026-06-01
    days on market $55,000 Active 105 DOM
15. 2026-05-31
    days on market $55,000 Active 104 DOM
16. 2026-05-31
    days on market $55,000 Active 103 DOM
17. 2026-03-28
    price $55,000 902-char remark

    Show marketing remark (902 chars)

    This beautifully maintained move-in ready furnished park model is ideally located in the desirable 55+ Active Lifestyle Community of Greengate Grove. This bright and airy home features an open floorplan with plenty of windows allowing for natural light throughout, 1 bedroom (queen bed) and bathroom, washer/dryer connection for stackable washer and dryer, carport, storage shed. Furnished home includes refrigerator, stove, and microwave as well as all furniture shown in the photos, cookware, dinnerware, etc. Relax in the shade of the spacious covered patio area or enjoy one of the many community amenities including a heated salt water pool, spa, billiards, pickle ball, shuffleboard, water aerobics, and a well-stocked library. Located off S. Bentsen Palm Drive, Green Gate Grove is very close to Bentsen-Rio Grande Valley State Park, the World Birding Center, and the National Butterfly Center.

18. 2026-02-11
    listed $58,000 Active 902-char remark

    Show marketing remark (902 chars)

    This beautifully maintained move-in ready furnished park model is ideally located in the desirable 55+ Active Lifestyle Community of Greengate Grove. This bright and airy home features an open floorplan with plenty of windows allowing for natural light throughout, 1 bedroom (queen bed) and bathroom, washer/dryer connection for stackable washer and dryer, carport, storage shed. Furnished home includes refrigerator, stove, and microwave as well as all furniture shown in the photos, cookware, dinnerware, etc. Relax in the shade of the spacious covered patio area or enjoy one of the many community amenities including a heated salt water pool, spa, billiards, pickle ball, shuffleboard, water aerobics, and a well-stocked library. Located off S. Bentsen Palm Drive, Green Gate Grove is very close to Bentsen-Rio Grande Valley State Park, the World Birding Center, and the National Butterfly Center.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $10,386
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$831
• − Management: −$831
• − HOA: −$840
• − Depreciation: −$1,600
• Taxable income: $2,104
• Est. tax owed @ 24.0%: −$505
• After-tax cash flow: $2,299/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

Good 75/100 Cosmetic rehab

This move-in ready park model is in good condition with minor cosmetic updates needed to enhance its curb appeal and property value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value.
• Both Clean gutters — Improves drainage and property value.
• Both Landscaping — Enhances curb appeal and property value.
• Both Replace worn-out flooring — Improves comfort and property value.
• Both Update kitchen appliances — Modernizes the space and increases property value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and property value. ↑
• Both Clean gutters — Improves drainage and property value. ↑
• Both Landscaping — Enhances curb appeal and property value. ↑
• Both Replace worn-out flooring — Improves comfort and property value. ↑
• Both Update kitchen appliances — Modernizes the space and increases property 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: 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

-5.2% since first listed

2 events — show timeline

• 2026-03-28 Price Changed $55,000 MCALLENMLS
• 2026-02-11 Listed $58,000 MCALLENMLS