5906 Sunrise Blvd · Harlingen, TX 78552

$280,000

4 bd · 2.5 ba · 1,863 sqft · SingleFamily public records · 149 Days on market

Built 1997 0.30 ac lot $150/sqft · 8% below area Est $328k · 15% under ↓ 21% 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).

• ARV discount +14.0/15.0
• Cash flow +10.1/30.0
• Livability +3.7/5.0
• DSCR +2.9/10.0
• 1% rule +2.5/10.0
• 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

Spacious 4-bedroom, 2.5-bath home conveniently located off Stuart Place Rd, just minutes from W. Expressway 83. Enjoy easy access to nearby amenities, shopping, dining, and top-rated schools—all within a 2-mile radius. A comfortable and well-located home perfect for families seeking convenience and space

Key facts

• 0.3 acre lot
• Garage
• Built 1997

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (25.1% below list).
• Recommended offer: $210k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 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 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 36% 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 $2k of loan paydown is wiped out by about $8k 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 149 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (5%) 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 $209,748 (25.1% 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 149 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 11.1

CMA / ARV

• ARV (median comp): $327,609
• List price: $280,000
• Delta: -14.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6106 Teak Ave	0.14mi	3/2.0 (-1)	1,868 (+0%)	8mo	$309,900	$166	79
6117 Starfire Ln	0.18mi	4/2.0	1,974 (+6%)	2mo	$325,000	$165	78
6302 Willow Wood Ln	0.28mi	4/2.5	1,850 (-1%)	11mo	$350,500	$189	77
6109 Teak Ave	0.16mi	4/2.0	2,075 (+11%)	8mo	$334,000	$161	65
905 Clearview Dr	0.23mi	4/2.5	2,080 (+12%)	9mo	$333,400	$160	62
6202 Timberline Dr	0.39mi	3/2.5 (-1)	1,835 (-2%)	15mo	$345,900	$189	62
1114 Knotty Pine Ln	0.28mi	4/3.0	2,044 (+10%)	11mo	$367,900	$180	60
6206 Timberline Dr	0.40mi	4/3.0	2,000 (+7%)	21mo	$342,000	$171	50
5617 Wild Oak Ct	0.60mi	4/3.5	2,006 (+8%)	14mo	$329,900	$164	43
5614 Wild Oak Ct	0.60mi	3/3.0 (-1)	2,142 (+15%)	16mo	$349,000	$163	27

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: -23.7%
• Equity multiple: 0.21×
• Total profit: $-62,022
• Equity at exit: $41,749

10-year hold

• IRR: -28.9%
• Equity multiple: -0.17×
• Total profit: $-91,393
• Equity at exit: $24,209

Cash invested: $78,400 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$236 /mo · $2,836/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-164

Break-even live

Break-even rent $2,305

Max offer price $250,976

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-85	+0% $-164	+5% $-244	+10% $-323
Rent	-10% $-330	-5% $-247	+0% $-164	+5% $-81	+10% $1
Rate	-1.0pp $-23	-0.5pp $-93	base $-164	+0.5pp $-237	+1.0pp $-311

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
814 Knotty Pine Ln Harlingen, TX	4.0	2.5	2035	$2,345	$1.15	45d	1	0.13mi
5611 La Estrella Cir Harlingen, TX	3.0	2.0	2218	$2,295	$1.03	15d	1	0.29mi
125 El Cielo Cir Harlingen, TX	3.0	2.0	2208	$1,800	$0.82	45d	1	0.31mi
609 Inverary Dr Harlingen, TX	3.0	2.0	1798	$2,000	$1.11	15d	1	0.32mi
5316 Palm Valley Dr S Harlingen, TX	3.0	2.0	2090	$2,100	$1.00	45d	1	0.45mi
5602 Wild Laurel Harlingen, TX	4.0	2.5	2374	$2,600	$1.10	15d	1	0.62mi
5108 Manana Cir Harlingen, TX	3.0	2.0	1721	$1,900	$1.10	15d	1	0.71mi
8822 Albatross St Harlingen, TX	3.0	2.0	1621	$2,100	$1.30	23d	1	1.47mi

Listing history 25 events

1. 2026-06-22
   days on market $280,000 Active 149 DOM
2. 2026-06-18
   days on market $280,000 Active 146 DOM
3. 2026-06-17
   days on market $280,000 Active 145 DOM
4. 2026-06-16
   days on market $280,000 Active 144 DOM
5. 2026-06-15
   days on market $280,000 Active 143 DOM
6. 2026-06-14
   days on market $280,000 Active 141 DOM
7. 2026-06-10
   days on market $280,000 Active 138 DOM
8. 2026-06-09
   days on market $280,000 Active 137 DOM
9. 2026-06-08
   days on market $280,000 Active 136 DOM
10. 2026-06-07
    days on market $280,000 Active 135 DOM
11. 2026-06-03
    days on market $280,000 Active 131 DOM
12. 2026-06-02
    days on market $280,000 Active 130 DOM
13. 2026-06-01
    days on market $280,000 Active 129 DOM
14. 2026-05-31
    days on market $280,000 Active 128 DOM
15. 2026-05-30
    days on market $280,000 Active 127 DOM
16. 2026-05-13
    price $280,000 311-char remark

    Show marketing remark (311 chars)

    Spacious 4-bedroom, 2.5-bath home conveniently located off Stuart Place Rd, just minutes from W. Expressway 83. Enjoy easy access to nearby amenities, shopping, dining, and top-rated schools—all within a 2-mile radius. A comfortable and well-located home perfect for families seeking convenience and space

17. 2026-05-13
    price $280,000 311-char remark

    Show marketing remark (311 chars)

    Spacious 4-bedroom, 2.5-bath home conveniently located off Stuart Place Rd, just minutes from W. Expressway 83. Enjoy easy access to nearby amenities, shopping, dining, and top-rated schools—all within a 2-mile radius. A comfortable and well-located home perfect for families seeking convenience and space

18. 2026-01-23
    listed $295,000 Active 311-char remark

    Show marketing remark (311 chars)

    Spacious 4-bedroom, 2.5-bath home conveniently located off Stuart Place Rd, just minutes from W. Expressway 83. Enjoy easy access to nearby amenities, shopping, dining, and top-rated schools—all within a 2-mile radius. A comfortable and well-located home perfect for families seeking convenience and space

19. 2026-01-23
    listed $295,000 Active 311-char remark

    Show marketing remark (311 chars)

    Spacious 4-bedroom, 2.5-bath home conveniently located off Stuart Place Rd, just minutes from W. Expressway 83. Enjoy easy access to nearby amenities, shopping, dining, and top-rated schools—all within a 2-mile radius. A comfortable and well-located home perfect for families seeking convenience and space

20. 2025-01-14
    price $300,000
21. 2025-01-14
    price $300,000
22. 2025-01-07
    price $320,000
23. 2025-01-06
    listed $320,000 Active
24. 2024-06-04
    price $355,000
25. 2020-07-10
    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: $2,836 · $236/mo
• Projected year-2 tax: $5,124 · $427/mo
• Expected delta: +$2,288/yr (+$191/mo · 80.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $25,170
• − Mortgage interest: −$15,684
• − Property taxes: −$2,836
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$8,145
• Taxable loss: −$6,923
• Est. tax savings @ 24.0%: +$1,661
• After-tax cash flow: $-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): 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

-21.1% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $280,000 RGVMLS
• 2026-05-13 Price Changed $280,000 MCALLENMLS
• 2026-01-23 Listed $295,000 RGVMLS
• 2026-01-23 Listed $295,000 MCALLENMLS
• 2025-01-14 Price Changed $300,000 MCALLENMLS
• 2025-01-14 Price Changed $300,000 RGVMLS
• 2025-01-07 Price Changed $320,000 RGVMLS
• 2025-01-06 Listed $320,000 MCALLENMLS
• 2024-06-04 Price Changed $355,000 RGVMLS
• 2020-07-10 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,836 · +10.3% YoY. Source: county tax records.