701 N Chester Park Rd · Las Palmas II, TX 78552

$212,500

3 bd · 2.0 ba · 2,008 sqft · SingleFamily public records · 43 Days on market

Built 1988 1.34 ac lot Est $331k · 36% under

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Why this score? — see what drove the D+ 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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled 3-bedroom, 2-bath home offering 2,008 sq. ft. of living space, situated on approximately 1.337 acres—perfect for those seeking both comfort and room to grow. This thoughtfully updated property features a warm and inviting fireplace that serves as a stunning centerpiece, seamlessly connecting the living room to the kitchen and dining area—ideal for everyday living and entertaining. The flexible floor plan includes an additional room that can easily function as a formal dining space, home office, or second living area to fit your needs. Hardwood flooring enhances the staircase and upper level, while durable tile runs throughout the main floor. Conveniently lo

Key facts

• Hardwood flooring
• Flexible floor plan
• Durable tile

Tags

• REMODELED HOME
• WARM INVITING FIREPLACE
• FLEXIBLE FLOOR PLAN
• HARDWOOD FLOORING
• DURABLE TILE

Property features AI

Exterior

• Security: Security system
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; 2 stories
• Construction: Brick veneer construction; Slab foundation; Built as a house (single family)
• Exterior features: Composition roof; Workshop on the property; Approximately 1.34-acre lot

Interior

• Kitchen: Double oven
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Double oven; Electric water heater; Ceiling fans; Central air; Central heating; Electric heating
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $196k (7.9% below list).
• Recommended offer: $196k (7.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 45/100 on livability (#1,558 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 34% of the median local income ($70k/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 43 days — a 3% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $195,637 (7.9% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $331,320
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3706 Bea Ave	0.54mi	4/2.5 (+1)	1,850 (-8%)	4mo	$295,000	$159	52
3705 Marco Ave	0.32mi	4/2.5 (+1)	1,820 (-9%)	14mo	$299,500	$165	51
1206 Rio Panuco Ave	0.40mi	4/2.5 (+1)	1,730 (-14%)	15mo	$285,000	$165	39
3822 Bea Ave	0.56mi	4/2.0 (+1)	1,743 (-13%)	12mo	$295,000	$169	37

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-32,506
• Equity at exit: $31,684

10-year hold

• IRR: -13.5%
• Equity multiple: 0.32×
• Total profit: $-40,588
• Equity at exit: $18,373

Cash invested: $59,500 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$1,114
• Tax from tax record: −$222 /mo · $2,668/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $120

Break-even live

Break-even rent $1,804

Max offer price $212,500

Occupancy floor 89%

Sensitivity live

Price	-10% $241	-5% $180	+0% $120	+5% $60	+10% $0
Rent	-10% $-34	-5% $43	+0% $120	+5% $198	+10% $275
Rate	-1.0pp $227	-0.5pp $174	base $120	+0.5pp $65	+1.0pp $9

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: $53,125
• Closing costs: $6,375
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5108 Manana Cir Harlingen, TX	3.0	2.0	1721	$1,900	$1.10	15d	1	1.08mi
109 Wild Olive Harlingen, TX	3.0	2.5	2677	$2,951	$1.10	15d	1	1.17mi
5602 Wild Laurel Harlingen, TX	4.0	2.5	2374	$2,600	$1.10	15d	1	1.18mi
5316 Palm Valley Dr S Harlingen, TX	3.0	2.0	2090	$2,100	$1.00	45d	1	1.30mi
125 El Cielo Cir Harlingen, TX	3.0	2.0	2208	$1,800	$0.82	45d	1	1.43mi
5408 Guava Dr Harlingen, TX	2.0	2.0	1660	$1,400	$0.84	15d	1	1.45mi
5611 La Estrella Cir Harlingen, TX	3.0	2.0	2218	$2,295	$1.03	15d	1	1.46mi
1719 Brazo Cir Harlingen, TX	2.0	2.0	2072	$1,700	$0.82	15d	1	1.50mi

Listing history 21 events

1. 2026-06-22
   days on market $212,500 Active 43 DOM
2. 2026-06-18
   days on market $212,500 Active 40 DOM
3. 2026-06-17
   days on market $212,500 Active 39 DOM
4. 2026-06-16
   days on market $212,500 Active 38 DOM
5. 2026-06-15
   days on market $212,500 Active 37 DOM
6. 2026-06-14
   days on market $212,500 Active 35 DOM
7. 2026-06-10
   days on market $212,500 Active 32 DOM
8. 2026-06-09
   days on market $212,500 Active 31 DOM
9. 2026-06-08
   days on market $212,500 Active 30 DOM
10. 2026-06-07
    days on market $212,500 Active 29 DOM
11. 2026-06-03
    days on market $212,500 Active 25 DOM
12. 2026-06-02
    days on market $212,500 Active 24 DOM
13. 2026-06-01
    days on market $212,500 Active 23 DOM
14. 2026-05-31
    days on market $212,500 Active 22 DOM
15. 2026-05-30
    days on market $212,500 Active 21 DOM
16. 2026-05-21
    status Active
17. 2026-05-18
    status Active
18. 2026-04-26
    status Pending
19. 2026-04-14
    status Active
20. 2026-04-02
    listed $212,500 Active
21. 1991-10-01
    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: $2,668 · $222/mo
• Projected year-2 tax: $3,889 · $324/mo
• Expected delta: +$1,220/yr (+$102/mo · 45.7%)

ⓘ 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 (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $23,476
• − Mortgage interest: −$11,903
• − Property taxes: −$2,668
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$6,182
• Taxable loss: −$2,096
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $1,946/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 — Las Palmas II

• Score: 45/100
• State rank: #1558
• US rank: #26580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Palmas II, TX
• County: Cameron County · 310,734 people
• 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

6 events — show timeline

• 2026-05-21 Relisted — RGVMLS
• 2026-05-18 Relisted — RGVMLS
• 2026-04-26 Pending — RGVMLS
• 2026-04-14 Relisted — RGVMLS
• 2026-04-02 Listed $212,500 RGVMLS
• 1991-10-01 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,668 · +10.1% YoY. Source: county tax records.