310 W Filmore St · Harlingen, TX 78550

$109,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 108 Days on market

Built 1970 7,000 sqft lot $121/sqft · 5% below area Est $115k · 5% under ↓ 8% since listing

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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 +12.5/30.0
• ARV discount +9.8/15.0
• 1% rule +4.2/10.0
• DSCR +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 MLS

Centrally located investment property. Very Nice and Affordable. Located in a nice and cozy well established neighborhood needs some TLC. This home features 2 bedrooms 1 bath also includes a 1 car port. Home sits on a very large size lot with a shed and pergola. Alley access. Quick access to Interstate/Expressway 77/83

Key facts

• Alley access
• Shed
• Pergola

Tags

• WELL ESTABLISHED NEIGHBORHOOD
• LARGE SIZE LOT
• SHED
• PERGOLA
• ALLEY ACCESS
• QUICK ACCESS TO INTERSTATE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $-17 ($-199/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (8.0% below list).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: Bowie El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 337 students, 94% FRL); Coakley Middle (math 22% / reading 33%, grade F, #1,156 of 1,662 statewide, top 71%, 660 students, 83% FRL); Harlingen H S - South (math 47% / reading 17%, grade F, #1,044 of 1,632 statewide, top 66%, 1,571 students, 75% FRL).
• Market conditions: Rents rising (+3.5%/yr); 468 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $754 of loan paydown is wiped out by about $3k 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 108 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (16%) 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,190 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 9.1

CMA / ARV

• ARV (median comp): $114,802
• List price: $109,000
• Delta: -5.05%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Polk Ave	0.25mi	3/1.0 (+1)	876 (-3%)	13mo	$129,900	$148	68
314 W Lincoln Ave	0.22mi	3/2.0 (+1)	1,000 (+11%)	9mo	$172,500	$173	55
710 5th St	0.43mi	3/1.0 (+1)	1,008 (+12%)	7mo	$160,000	$159	49
210 W Mckinley Ave	0.56mi	2/1.0	984 (+9%)	20mo	$118,000	$120	42

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-18,216
• Equity at exit: $16,252

10-year hold

• IRR: -7.7%
• Equity multiple: 0.50×
• Total profit: $-15,135
• Equity at exit: $9,424

Cash invested: $30,520 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,003 high
• Mortgage (P&I): −$572
• Tax from tax record: −$192 /mo · $2,303/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-17

Break-even live

Break-even rent $1,024

Max offer price $106,064

Occupancy floor 97%

Sensitivity live

Price	-10% $45	-5% $14	+0% $-17	+5% $-47	+10% $-78
Rent	-10% $-96	-5% $-56	+0% $-17	+5% $23	+10% $63
Rate	-1.0pp $38	-0.5pp $11	base $-17	+0.5pp $-45	+1.0pp $-74

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 W Pierce Ave Harlingen, TX	3.0	2.0	847	$950	$1.12	23d	1	0.18mi
106 S A St Harlingen, TX	1.0–2.0	1.0–2.0	877	$850	$0.97	16d	3	0.38mi
619 E Pierce Ave Harlingen, TX	2.0	1.0	1000	$800	$0.80	46d	1	0.55mi
204 S 7th St Harlingen, TX	2.0	1.0	713	$725	$1.02	23d	1	0.62mi
409 E Madison Ave Unit 4 Harlingen, TX	2.0	1.0	770	$750	$0.97	46d	1	0.67mi
1005 W Garfield St Apt C2 Harlingen, TX	2.0	2.0	1120	$995	$0.89	23d	1	0.70mi
709 E Jackson St Harlingen, TX	2.0	1.0	1100	$1,050	$0.95	16d	1	0.72mi
1600 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1050	$1,495	$1.42	46d	1	0.86mi
1604 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1050	$1,495	$1.42	46d	1	0.87mi
1725 Clinton St Unit A Harlingen, TX	2.0	2.0	807	$1,295	$1.60	46d	1	0.91mi
1725 Clinton St Unit A Harlingen, TX	2.0	2.0	807	$1,295	$1.60	23d	1	0.91mi
1704 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1010	$1,495	$1.48	46d	1	0.94mi
1704 Clinton St Unit 2 Harlingen, TX	2.0	2.0	1010	$1,295	$1.28	23d	1	0.94mi
1704 Clinton St Unit 2 Harlingen, TX	2.0	2.0	956	$1,295	$1.35	46d	1	0.94mi
902 N D St Unit A Harlingen, TX	3.0	2.0	850	$825	$0.97	46d	1	0.99mi
917 N 1st St Unit 917 Harlingen, TX	2.0	1.0	700	$770	$1.10	46d	1	1.03mi
717 E Jim Hogg Ave Harlingen, TX	3.0	1.0	1039	$1,200	$1.15	16d	1	1.13mi
504 Rock Cir Unit 1 Harlingen, TX	2.0	1.5	1050	$925	$0.88	23d	1	1.27mi
801 W Arroyo Park Ln Unit 2 Harlingen, TX	1.0	1.0	700	$775	$1.11	23d	1	1.31mi
1722 Stone Dr Unit 2 Harlingen, TX	2.0	2.5	1100	$1,000	$0.91	46d	1	1.31mi
1501 Sam Houston Dr Apt 6H Harlingen, TX	2.0	1.5	1015	$775	$0.76	46d	1	1.35mi
1501 Sam Houston Dr Harlingen, TX	1.0	1.0	752	$650	$0.86	16d	1	1.36mi
1501 Sam Houston Dr Harlingen, TX	1.0	1.0	752	$650	$0.86	46d	1	1.36mi
3517 S Arroyo Park Ln Unit 2 Harlingen, TX	1.0	1.0	742	$775	$1.04	46d	1	1.40mi
1902 E Tyler Ave Harlingen, TX	2.0–3.0	1.0–2.0	1007	$903	$0.90	16d	6	1.42mi
1802 E Washington Ave Unit 44 Harlingen, TX	3.0	2.0	1056	$1,050	$0.99	16d	1	1.45mi
1802 E Washington Ave Unit 56 Harlingen, TX	2.0	2.0	1024	$995	$0.97	16d	1	1.45mi
1802 E Washington Ave Unit 66 Harlingen, TX	1.0	1.0	640	$725	$1.13	16d	1	1.45mi
1802 E Washington Ave Unit 96 Harlingen, TX	2.0	1.0	768	$825	$1.07	16d	1	1.45mi
1802 E Washington Ave Unit 54 Harlingen, TX	2.0	2.0	1024	$900	$0.88	16d	1	1.45mi
1802 E Washington Ave Unit 94 Harlingen, TX	3.0	2.0	1056	$825	$0.78	16d	1	1.45mi
1802 E Washington Ave Unit 45 Harlingen, TX	2.0	1.5	858	$875	$1.02	16d	1	1.45mi
1802 E Washington Ave Unit 14 Harlingen, TX	2.0	1.0	768	$875	$1.14	16d	1	1.45mi
1802 E Washington Ave Harlingen, TX	1.0–3.0	1.0–2.0	848	$888	$1.05	23d	1	1.47mi
2002 E Van Buren Ave Harlingen, TX	2.0	1.0	1062	$1,150	$1.08	23d	1	1.47mi

Listing history 18 events

1. 2026-06-22
   days on market $109,000 Active 108 DOM
2. 2026-06-18
   days on market $109,000 Active 105 DOM
3. 2026-06-17
   days on market $109,000 Active 104 DOM
4. 2026-06-16
   days on market $109,000 Active 103 DOM
5. 2026-06-15
   days on market $109,000 Active 102 DOM
6. 2026-06-14
   days on market $109,000 Active 100 DOM
7. 2026-06-10
   days on market $109,000 Active 97 DOM
8. 2026-06-09
   days on market $109,000 Active 96 DOM
9. 2026-06-08
   days on market $109,000 Active 95 DOM
10. 2026-06-07
    days on market $109,000 Active 94 DOM
11. 2026-06-03
    days on market $109,000 Active 90 DOM
12. 2026-06-02
    days on market $109,000 Active 89 DOM
13. 2026-06-01
    days on market $109,000 Active 88 DOM
14. 2026-05-31
    days on market $109,000 Active 87 DOM
15. 2026-05-30
    days on market $109,000 Active 86 DOM
16. 2026-05-01
    price $119,000 320-char remark

    Show marketing remark (320 chars)

    Centrally located investment property. Very Nice and Affordable. Located in a nice and cozy well established neighborhood needs some TLC. This home features 2 bedrooms 1 bath also includes a 1 car port. Home sits on a very large size lot with a shed and pergola. Alley access. Quick access to Interstate/Expressway 77/83

17. 2026-03-17
    listed $129,000 Active 320-char remark

    Show marketing remark (320 chars)

    Centrally located investment property. Very Nice and Affordable. Located in a nice and cozy well established neighborhood needs some TLC. This home features 2 bedrooms 1 bath also includes a 1 car port. Home sits on a very large size lot with a shed and pergola. Alley access. Quick access to Interstate/Expressway 77/83

18. 2026-03-01
    listed $129,000 Active 320-char remark

    Show marketing remark (320 chars)

    Centrally located investment property. Very Nice and Affordable. Located in a nice and cozy well established neighborhood needs some TLC. This home features 2 bedrooms 1 bath also includes a 1 car port. Home sits on a very large size lot with a shed and pergola. Alley access. Quick access to Interstate/Expressway 77/83

ⓘ 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: $2,303 · $192/mo
• Projected year-2 tax: $2,303 · $192/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $12,036
• − Mortgage interest: −$6,106
• − Property taxes: −$2,303
• − Insurance: −$545
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$3,171
• Taxable loss: −$2,015
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $284/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

-7.8% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $119,000 RGVMLS
• 2026-03-17 Listed $129,000 SPIBOR
• 2026-03-01 Listed $129,000 RGVMLS

Property tax history

+9.9%/yr

Latest (2025): $2,303 · -2.8% YoY. Source: county tax records.