210 W Wilson Ave · Harlingen, TX 78550

$144,000

3 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 2 Days on market

Built 1972 8,421 sqft lot Est $235k · 39% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• 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

Charming 3 bedroom 1 1/2 bath home situated on an ample lot. Maintained well. Recent updates a new central and heat unit plus a new tankless water heater, windows are updated to double pane windows. Living room , dining room and a bonus room which could be an office or small guest room. Close to elementary and middle school and quick access to shopping and expressway

Key facts

• Bonus room
• Ample lot
• 8,421 sq ft lot

Tags

• AMPLE LOT
• NEW CENTRAL AND HEAT UNIT
• NEW TANKLESS WATER HEATER
• BONUS ROOM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding construction
• Exterior features: Composition roof

Interior

• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Electric water heater; Ceiling fans; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $-9 ($-110/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (11.3% below list).
• Recommended offer: $128k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Houston El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 467 students, 90% FRL); Coakley Middle (math 22% / reading 33%, grade F, #1,156 of 1,662 statewide, top 71%, 660 students, 83% 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); 465 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 31% 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 $996 of loan paydown is wiped out by about $4k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $127,674 (11.3% 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. Built in 1972 — 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. 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?
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: 0.89% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $234,720
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 E Cleveland Ave	0.32mi	3/2.0	1,336 (-7%)	4mo	$159,900	$120	68
1421 6th Dr	0.53mi	4/2.0 (+1)	1,504 (+4%)	8mo	$249,900	$166	54
409 W Buchanan St	0.62mi	3/1.0	1,603 (+11%)	15mo	$190,000	$119	38
2906 Brushy Ct	0.67mi	3/2.0	1,256 (-13%)	12mo	$205,000	$163	35
3001 Brushy Ct	0.72mi	3/2.0	1,233 (-14%)	18mo	$203,120	$165	26

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-23,303
• Equity at exit: $21,471

10-year hold

• IRR: -7.1%
• Equity multiple: 0.54×
• Total profit: $-18,502
• Equity at exit: $12,450

Cash invested: $40,320 (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: 465
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$755
• Tax from tax record: −$203 /mo · $2,431/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-9

Break-even live

Break-even rent $1,288

Max offer price $142,385

Occupancy floor 96%

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 W Taft Ave Harlingen, TX	3.0	2.0	1257	$1,200	$0.95	21d	1	0.35mi
1600 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1050	$1,495	$1.42	43d	1	0.42mi
1604 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1050	$1,495	$1.42	43d	1	0.42mi
1704 Clinton St Unit 2 Harlingen, TX	2.0	2.0	1010	$1,295	$1.28	21d	1	0.45mi
1704 Clinton St Unit 2 Harlingen, TX	2.0	2.0	956	$1,295	$1.35	43d	1	0.45mi
1704 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1010	$1,495	$1.48	43d	1	0.45mi
813 W Arroyo Park Ln Apt B Harlingen, TX	3.0	2.5	1200	$1,300	$1.08	43d	1	0.56mi
3509 N Arroyo Park Ln Unit B Harlingen, TX	3.0	2.0	1244	$1,450	$1.17	43d	1	0.62mi
3613 N Arroyo Park Ln Apt 3 Harlingen, TX	2.0	2.5	1200	$1,195	$1.00	43d	1	0.68mi
3701 N Arroyo Park Ln Unit 2 Harlingen, TX	3.0	2.5	1400	$1,400	$1.00	13d	1	0.69mi
3701 N Arroyo Park Ln #1 Harlingen, TX	4.0	3.5	1700	$1,500	$0.88	13d	1	0.69mi
1005 W Garfield St Apt C2 Harlingen, TX	2.0	2.0	1120	$995	$0.89	21d	1	0.72mi
619 E Pierce Ave Harlingen, TX	2.0	1.0	1000	$800	$0.80	43d	1	0.76mi
1119 W Garfield St Harlingen, TX	3.0	2.0	1401	$1,300	$0.93	21d	1	0.81mi
818 W Buchanan St Harlingen, TX	3.0	2.0	1406	$1,350	$0.96	43d	1	0.82mi
225 E New Hampshire St Unit 14 Harlingen, TX	2.0	2.0	936	$1,300	$1.39	21d	1	0.84mi
1501 Sam Houston Dr Harlingen, TX	3.0	1.5	1216	$1,004	$0.83	44d	1	0.92mi
1501 Sam Houston Dr Apt 6H Harlingen, TX	2.0	1.5	1015	$775	$0.76	43d	1	0.93mi
3936 Bourbon St Harlingen, TX	2.0	2.0	880	$750	$0.85	21d	1	0.99mi
602 Scotch St Unit 8 Harlingen, TX	2.0	1.0	900	$650	$0.72	43d	1	1.00mi
602 Scotch St Unit 1 Harlingen, TX	2.0	1.0	900	$600	$0.67	43d	1	1.00mi
602 Scotch St Unit 16 Harlingen, TX	2.0	1.0	900	$600	$0.67	21d	1	1.00mi
106 S A St Harlingen, TX	1.0–2.0	1.0–2.0	877	$850	$0.97	13d	3	1.14mi
709 E Jackson St Harlingen, TX	2.0	1.0	1100	$1,050	$0.95	13d	1	1.24mi
1608 Sam Houston Dr Harlingen, TX	1.0–2.0	1.0–2.0	790	$839	$1.06	13d	11	1.25mi
1809 Pease St Unit B Harlingen, TX	3.0	2.0	1442	$2,500	$1.73	43d	1	1.35mi
504 Rock Cir Unit 1 Harlingen, TX	2.0	1.5	1050	$925	$0.88	21d	1	1.37mi
1722 Stone Dr Unit 2 Harlingen, TX	2.0	2.5	1100	$1,000	$0.91	43d	1	1.39mi
1809 S Williams Ln Harlingen, TX	3.0	2.0	1540	$1,600	$1.04	13d	1	1.47mi
1010 W Madison Ave Unit A Harlingen, TX	4.0	2.5	1761	$1,600	$0.91	21d	1	1.48mi
1902 E Tyler Ave Harlingen, TX	2.0–3.0	1.0–2.0	1007	$1,060	$1.05	13d	6	1.50mi

Listing history 4 events

1. 2026-06-18
   days on market $144,000 Active 2 DOM
2. 2026-06-17
   remarks 370-char remark
3. 2026-06-16
   remarks 326-char remark
4. 2026-06-16
   listed $144,000 Active 1 DOM

ⓘ 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: $2,431 · $203/mo
• Projected year-2 tax: $2,635 · $220/mo
• Expected delta: +$204/yr (+$17/mo · 8.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $15,321
• − Mortgage interest: −$8,066
• − Property taxes: −$2,431
• − Insurance: −$720
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$4,189
• Taxable loss: −$2,537
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $499/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

• 2026-06-10 Listed $144,000 RGVMLS

Property tax history

+7.3%/yr

Latest (2025): $2,431 · -4.0% YoY. Source: county tax records.