310 E Williamson Ave · Harlingen, TX 78550

$187,000

3 bd · 2.0 ba · 1,646 sqft · SingleFamily public records · 33 Days on market

Built 1958 7,000 sqft lot Est $240k · 22% under

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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).

• Cash flow +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully updated 3-bedroom, 2-bath home features modern finishes throughout including updated tile flooring, fresh interior paint, and a bright open feel. The home offers a functional layout with spacious living areas, updated bathrooms, and a refreshed kitchen perfect for everyday living or entertaining. Recent cosmetic improvements give the home a clean, modern look while still maintaining its original charm. Conveniently located near shopping, restaurants, schools, and major roadways. Great opportunity for owner-occupants or investors looking for a well-maintained property in an established neighborhood. Schedule your showing today!

Key facts

• 7,000 sq ft lot
• Built 1958
• Listed 33 days

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; 1 story; Residential property
• Construction: Vinyl siding; Wood siding; Composition roof; Slab foundation; Built as a house
• Exterior features: Covered patio/porch

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Gas water heater; Tile flooring; Ceiling fans; Central air; Central heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $60 ($722/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (13.3% below list).
• Recommended offer: $162k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Austin El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 308 students, 90% FRL); Memorial Middle (math 23% / reading 33%, grade F, #1,143 of 1,662 statewide, top 69%, 751 students, 89% FRL); Harlingen H S (math 32% / reading 22%, grade F, #1,204 of 1,632 statewide, top 75%, 1,942 students, 82% FRL).
• Market conditions: Rents rising (+3.5%/yr); 468 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent runs 40% of the median local income ($49k/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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,218 (13.3% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.87% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $240,316
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 E Leggett Rd	0.52mi	3/2.0	1,636 (-1%)	12mo	$255,000	$156	65
1905 N 8th St	0.23mi	3/2.0	1,434 (-13%)	10mo	$210,000	$146	59
2605 Jeff St	0.65mi	3/2.0	1,765 (+7%)	9mo	$250,000	$142	50
2805 N Blake St	0.63mi	2/2.0 (-1)	1,488 (-10%)	7mo	$173,000	$116	44
113 Orange Grove Rd	0.71mi	3/2.0	1,806 (+10%)	12mo	$156,000	$86	41
734 Nantucket Dr	0.72mi	3/2.0	1,448 (-12%)	9mo	$245,000	$169	39
2125 N Kelly St	0.58mi	3/2.0	1,461 (-11%)	22mo	$179,500	$123	36
2702 Greenbriar Dr	0.69mi	3/2.5	1,861 (+13%)	13mo	$290,000	$156	33

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 · 3.45% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-25,754
• Equity at exit: $27,882

10-year hold

• IRR: -4.1%
• Equity multiple: 0.72×
• Total profit: $-14,517
• Equity at exit: $16,168

Cash invested: $52,360 (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 78550

• Rents YoY: 3.5%
• Active inventory: 468
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,622 high
• Mortgage (P&I): −$981
• Tax from tax record: −$163 /mo · $1,954/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $60

Break-even live

Break-even rent $1,546

Max offer price $187,000

Occupancy floor 91%

Sensitivity live

Price	-10% $166	-5% $113	+0% $60	+5% $7	+10% $-46
Rent	-10% $-68	-5% $-4	+0% $60	+5% $124	+10% $188
Rate	-1.0pp $154	-0.5pp $108	base $60	+0.5pp $12	+1.0pp $-38

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
421 Jennifer Ct Harlingen, TX	3.0	2.0	2027	$1,975	$0.97	23d	1	0.28mi
1917 New Combes Hwy Unit H Harlingen, TX	3.0	2.0	1098	$975	$0.89	23d	1	0.40mi
714 Winddrift St Harlingen, TX	3.0	2.0	1668	$1,850	$1.11	23d	1	0.43mi
226 W Darrell Wayne Shipp St Harlingen, TX	3.0	2.0	1400	$1,700	$1.21	45d	1	0.47mi
918 E Leggett Rd Harlingen, TX	3.0	2.0	1756	$1,700	$0.97	23d	1	0.55mi
914 E Carrol St Harlingen, TX	3.0	2.5	1914	$1,700	$0.89	23d	1	0.57mi
1057 E Matz Ave Harlingen, TX	3.0	2.0	1692	$1,850	$1.09	45d	1	0.66mi
121 W Ebano Ct Harlingen, TX	2.0	2.0	1174	$1,200	$1.02	45d	1	0.66mi
2706 Jeff St Harlingen, TX	4.0	2.0	2007	$2,100	$1.05	23d	1	0.73mi
821 W Matz Ave Unit B Harlingen, TX	3.0	2.0	1190	$1,300	$1.09	15d	1	0.77mi
1309 Summerfield Ln Harlingen, TX	3.0	2.0	2127	$2,100	$0.99	45d	1	0.80mi
1630 Summerfield Ln N Harlingen, TX	3.0	2.0	1680	$1,900	$1.13	23d	1	0.90mi
22938 Monte Alto Ct Unit 22938-2 Harlingen, TX	2.0	2.0	1160	$1,100	$0.95	15d	1	1.04mi
22937 Monte Alto Ct Unit 2 Harlingen, TX	2.0	2.0	1160	$1,195	$1.03	15d	1	1.05mi
2234 S Christians Cir Harlingen, TX	3.0	2.0	1493	$2,400	$1.61	45d	1	1.07mi
1622 Gabriels Lndg Harlingen, TX	4.0	2.0	2200	$2,000	$0.91	45d	1	1.10mi
1626 Christians Cir Harlingen, TX	3.0	2.0	1827	$2,200	$1.20	15d	1	1.14mi
1701 Gabriels Lndg Harlingen, TX	3.0	2.0	1699	$2,350	$1.38	23d	1	1.14mi
709 E Jackson St Harlingen, TX	2.0	1.0	1100	$1,050	$0.95	15d	1	1.27mi
1505 N 25th St Unit 305 Harlingen, TX	2.0	2.0	1167	$825	$0.71	23d	1	1.34mi
1802 E Washington Ave Harlingen, TX	1.0–3.0	1.0–2.0	848	$1,050	$1.24	23d	1	1.35mi
1010 W Madison Ave Unit A Harlingen, TX	4.0	2.5	1761	$1,600	$0.91	23d	1	1.35mi
1802 E Washington Ave Unit 94 Harlingen, TX	3.0	2.0	1056	$825	$0.78	15d	1	1.37mi
1802 E Washington Ave Unit 44 Harlingen, TX	3.0	2.0	1056	$1,050	$0.99	15d	1	1.37mi

Listing history 11 events

1. 2026-06-14
   days on market $187,000 Active 33 DOM
2. 2026-06-10
   days on market $187,000 Active 30 DOM
3. 2026-06-09
   days on market $187,000 Active 29 DOM
4. 2026-06-08
   days on market $187,000 Active 28 DOM
5. 2026-06-07
   days on market $187,000 Active 27 DOM
6. 2026-06-03
   days on market $187,000 Active 23 DOM
7. 2026-06-02
   days on market $187,000 Active 22 DOM
8. 2026-06-01
   days on market $187,000 Active 21 DOM
9. 2026-05-31
   days on market $187,000 Active 20 DOM
10. 2026-05-30
    days on market $187,000 Active 19 DOM
11. 2026-05-11
    listed $197,000 Active

ⓘ 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: $1,954 · $163/mo
• Projected year-2 tax: $3,422 · $285/mo
• Expected delta: +$1,468/yr (+$122/mo · 75.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $19,466
• − Mortgage interest: −$10,475
• − Property taxes: −$1,954
• − Insurance: −$935
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$5,440
• Taxable loss: −$2,452
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $1,310/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): 53,335
• Household income: $49,007
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 2251.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 29% White 14% Black 1%
• Hispanic origin (detail): Mexican 76%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 51% English-only · Spanish 48%

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: ▼ -142.60%
• Current HPI: 167.7038
• Rent YoY: ▲ 3.45%
• 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

1 event — show timeline

• 2026-05-11 Listed $197,000 RGVMLS

Property tax history

+2.8%/yr

Latest (2025): $1,954 · +10.3% YoY. Source: county tax records.