175 Willow Ct · Harlingen, TX 78552

$89,000

3 bd · 2.0 ba · 1,325 sqft · SingleFamily public records · 323 Days on market

Built 1986 5,433 sqft lot $67/sqft · 54% below area

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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 +7.5/15.0
• 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

This mobile home has 3-bedroom, 2-bath and is nestled in a peaceful 55+ community on a corner lot. The kitchen offers abundant cabinet space and storage, perfect for all your culinary needs. A versatile bonus room provides the flexibility to be used as a craft room, den, or even an additional bedroom. The master bedroom is spacious and features ample closet space for all your storage needs. Enjoy resort-style living with HOA amenities that include access to the community center, pool, shuffleboard, gym, tennis courts, and the golf course. Don't miss out on this opportunity to enjoy comfort, convenience, and an active lifestyle!

Key facts

• Gated community
• Community center
• Pool

Tags

• GATED COMMUNITY
• CORNER LOT
• ABUNDANT CABINET SPACE
• VERSATILE BONUS ROOM
• COMMUNITY CENTER
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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-, schools D+, commute 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.
• Market conditions: Rents soft (-1.9%/yr); 534 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $615 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 323 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $61k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
6. 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.
7. 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.
8. 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: 1.51% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.72%
• DSCR: 1.88
• GRM: 5.5

CMA / ARV

• ARV (median comp): $191,450
• List price: $89,000
• Delta: -53.51%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Willow Cir	0.14mi	3/2.0	1,387 (+5%)	7mo	$195,000	$141	80
1141 Fairway Ln	0.36mi	2/2.0 (-1)	1,306 (-1%)	2mo	$239,900	$184	74

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-1,818
• Equity at exit: $13,270

10-year hold

• IRR: 3.2%
• Equity multiple: 1.20×
• Total profit: $4,879
• Equity at exit: $7,695

Cash invested: $24,920 (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: 534
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$467
• Tax from tax record: −$148 /mo · $1,775/yr
• Insurance: −$37
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $258

Break-even live

Break-even rent $1,017

Max offer price $89,000

Occupancy floor 76%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 Maple St Harlingen, TX	3.0	2.0	1344	$1,200	$0.89	21d	1	0.14mi
4617 Athena Dr Harlingen, TX	3.0	2.0	1586	$2,000	$1.26	44d	1	0.56mi
1000 Camelot Dr Unit 6251 Harlingen, TX	2.0	2.0	1350	$1,495	$1.11	44d	1	0.93mi
6310 Guinevere Harlingen, TX	2.0	2.5	1600	$1,900	$1.19	44d	1	1.00mi
6306 Lancelot Harlingen, TX	3.0	2.0	1363	$1,499	$1.10	44d	1	1.01mi
225 E New Hampshire St Unit 14 Harlingen, TX	2.0	2.0	936	$1,300	$1.39	21d	1	1.03mi
602 Scotch St Unit 16 Harlingen, TX	2.0	1.0	900	$600	$0.67	21d	1	1.09mi
602 Scotch St Unit 1 Harlingen, TX	2.0	1.0	900	$600	$0.67	44d	1	1.09mi
602 Scotch St Unit 8 Harlingen, TX	2.0	1.0	900	$650	$0.72	44d	1	1.09mi
3936 Bourbon St Harlingen, TX	2.0	2.0	880	$750	$0.85	21d	1	1.16mi
2800 Turner Rd Unit 59 San Benito, TX	3.0	2.0	960	$875	$0.91	44d	1	1.23mi
2800 Turner Rd Unit 21 San Benito, TX	3.0	2.0	960	$415	$0.43	44d	1	1.23mi
3701 N Arroyo Park Ln Unit 2 Harlingen, TX	3.0	2.5	1400	$1,400	$1.00	14d	1	1.31mi
3701 N Arroyo Park Ln #1 Harlingen, TX	4.0	3.5	1700	$1,500	$0.88	14d	1	1.31mi
3613 N Arroyo Park Ln Apt 3 Harlingen, TX	2.0	2.5	1200	$1,195	$1.00	44d	1	1.32mi
3509 N Arroyo Park Ln Unit B Harlingen, TX	3.0	2.0	1244	$1,450	$1.17	44d	1	1.35mi
813 W Arroyo Park Ln Apt B Harlingen, TX	3.0	2.5	1200	$1,300	$1.08	44d	1	1.37mi
1402 Vermont Unit 3 Harlingen, TX	3.0	2.0	1016	$1,200	$1.18	14d	1	1.43mi

Listing history 15 events

1. 2026-06-14
   statusdays on market $89,000 Pending 323 DOM
2. 2026-06-02
   days on market $89,000 Active 412 DOM
3. 2026-06-01
   days on market $89,000 Active 411 DOM
4. 2026-05-31
   days on market $89,000 Active 410 DOM
5. 2026-05-30
   days on market $89,000 Active 409 DOM
6. 2026-04-24
   price $89,000 636-char remark

   Show marketing remark (636 chars)

   This mobile home has 3-bedroom, 2-bath and is nestled in a peaceful 55+ community on a corner lot. The kitchen offers abundant cabinet space and storage, perfect for all your culinary needs. A versatile bonus room provides the flexibility to be used as a craft room, den, or even an additional bedroom. The master bedroom is spacious and features ample closet space for all your storage needs. Enjoy resort-style living with HOA amenities that include access to the community center, pool, shuffleboard, gym, tennis courts, and the golf course. Don't miss out on this opportunity to enjoy comfort, convenience, and an active lifestyle!

7. 2026-03-05
   price $99,400 636-char remark

   Show marketing remark (636 chars)

   This mobile home has 3-bedroom, 2-bath and is nestled in a peaceful 55+ community on a corner lot. The kitchen offers abundant cabinet space and storage, perfect for all your culinary needs. A versatile bonus room provides the flexibility to be used as a craft room, den, or even an additional bedroom. The master bedroom is spacious and features ample closet space for all your storage needs. Enjoy resort-style living with HOA amenities that include access to the community center, pool, shuffleboard, gym, tennis courts, and the golf course. Don't miss out on this opportunity to enjoy comfort, convenience, and an active lifestyle!

8. 2025-09-16
   price $110,000 636-char remark

   Show marketing remark (636 chars)

   This mobile home has 3-bedroom, 2-bath and is nestled in a peaceful 55+ community on a corner lot. The kitchen offers abundant cabinet space and storage, perfect for all your culinary needs. A versatile bonus room provides the flexibility to be used as a craft room, den, or even an additional bedroom. The master bedroom is spacious and features ample closet space for all your storage needs. Enjoy resort-style living with HOA amenities that include access to the community center, pool, shuffleboard, gym, tennis courts, and the golf course. Don't miss out on this opportunity to enjoy comfort, convenience, and an active lifestyle!

9. 2025-08-20
   price $130,000 636-char remark

   Show marketing remark (636 chars)

   This mobile home has 3-bedroom, 2-bath and is nestled in a peaceful 55+ community on a corner lot. The kitchen offers abundant cabinet space and storage, perfect for all your culinary needs. A versatile bonus room provides the flexibility to be used as a craft room, den, or even an additional bedroom. The master bedroom is spacious and features ample closet space for all your storage needs. Enjoy resort-style living with HOA amenities that include access to the community center, pool, shuffleboard, gym, tennis courts, and the golf course. Don't miss out on this opportunity to enjoy comfort, convenience, and an active lifestyle!

10. 2025-07-24
    price $135,000 636-char remark

    Show marketing remark (636 chars)

    This mobile home has 3-bedroom, 2-bath and is nestled in a peaceful 55+ community on a corner lot. The kitchen offers abundant cabinet space and storage, perfect for all your culinary needs. A versatile bonus room provides the flexibility to be used as a craft room, den, or even an additional bedroom. The master bedroom is spacious and features ample closet space for all your storage needs. Enjoy resort-style living with HOA amenities that include access to the community center, pool, shuffleboard, gym, tennis courts, and the golf course. Don't miss out on this opportunity to enjoy comfort, convenience, and an active lifestyle!

11. 2025-04-16
    listed $150,000 Active 636-char remark

    Show marketing remark (636 chars)

    This mobile home has 3-bedroom, 2-bath and is nestled in a peaceful 55+ community on a corner lot. The kitchen offers abundant cabinet space and storage, perfect for all your culinary needs. A versatile bonus room provides the flexibility to be used as a craft room, den, or even an additional bedroom. The master bedroom is spacious and features ample closet space for all your storage needs. Enjoy resort-style living with HOA amenities that include access to the community center, pool, shuffleboard, gym, tennis courts, and the golf course. Don't miss out on this opportunity to enjoy comfort, convenience, and an active lifestyle!

12. 2019-03-05
    soldstatus
13. 2019-02-28
    soldstatus 677-char remark

    Show marketing remark (677 chars)

    Located in a 55 and older gated community, this mobile has 3 bedrooms and 2 baths. A 336 sf Texas room with central AC was added to provide a bonus living area. A spacious kitchen includes a stainless range and dishwasher plus a wall of built in storage space. The main living room has a vaulted ceiling and is open to a formal dining area complete with built in China hutch. The master bedroom is separate from the other two. The roof was replaced in 2014 and new AC duting and insulation was replaced in 2018. The mobile is fitted with hurricane straps. A covered patio looks out onto a small fenced in backyard. HOA, $115.50/mo includes 9 hole golf, pool, tennis privileges.

14. 2019-01-01
    listed $58,000 677-char remark

    Show marketing remark (677 chars)

    Located in a 55 and older gated community, this mobile has 3 bedrooms and 2 baths. A 336 sf Texas room with central AC was added to provide a bonus living area. A spacious kitchen includes a stainless range and dishwasher plus a wall of built in storage space. The main living room has a vaulted ceiling and is open to a formal dining area complete with built in China hutch. The master bedroom is separate from the other two. The roof was replaced in 2014 and new AC duting and insulation was replaced in 2018. The mobile is fitted with hurricane straps. A covered patio looks out onto a small fenced in backyard. HOA, $115.50/mo includes 9 hole golf, pool, tennis privileges.

15. 1997-06-10
    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: $1,775 · $148/mo
• Projected year-2 tax: $1,775 · $148/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 5/10 Major FEMA zone AH · 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 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: $16,121
• − Mortgage interest: −$4,985
• − Property taxes: −$1,775
• − Insurance: −$2,270
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$2,589
• Taxable income: $1,923
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $2,629/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

+53.4% since first listed

10 events — show timeline

• 2026-04-24 Price Changed $89,000 RGVMLS
• 2026-03-05 Price Changed $99,400 RGVMLS
• 2025-09-16 Price Changed $110,000 RGVMLS
• 2025-08-20 Price Changed $130,000 RGVMLS
• 2025-07-24 Price Changed $135,000 RGVMLS
• 2025-04-16 Listed $150,000 RGVMLS
• 2019-03-05 Sold (Public Records) — Public Records
• 2019-02-28 Sold (MLS) — RGVMLS
• 2019-01-01 Listed $58,000 RGVMLS
• 1997-06-10 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,775 · +19.4% YoY. Source: county tax records.