1309 N Sunset Dr · Harlingen, TX 78550

$100,500

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 6 Days on market

Built 1975 7,000 sqft lot $85/sqft · 40% below area Est $167k · 40% under

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Why this score? — see what drove the C 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 +19.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +6.2/10.0
• 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

Amazing starter home or one you can raise your family in. This 3 bedroom one bath home has a lot of character. Beautifully updated; central air & heat, new ductwork, new roof, all new laminate floors throughout, new water heater, new laundry room, interior & exterior paint. One of a kind industrial farmhouse kitchen with all new kitchen cabinets, tile counter tops, tile back splash, sink and light fixtures. Covered porch and large fenced yard for children's safety. This home must be seen to be appreciated.

Key facts

• Kitchen appliances
• Fenced yard
• Indoor laundry room

Tags

• CENTRAL AIR
• KITCHEN APPLIANCES
• INDOOR LAUNDRY ROOM
• FENCED YARD

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; House; 1 story
• Construction: Wood siding construction
• Exterior features: Composition roof

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Electric water heater; Tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 7.7% 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: Zavala El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 295 students, 98% 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).
• Market conditions: Rents rising (+3.5%/yr); 465 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $695 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y ago 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

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,500

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.16% ✓
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 7.2

CMA / ARV

• ARV (median comp): $166,766
• List price: $100,500
• Delta: -35.24%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
918 N T St	0.24mi	3/1.5	1,113 (-6%)	15mo	$179,000	$161	65
3017 S Vista Verde Cir S	0.61mi	3/2.0	1,197 (+1%)	2mo	$112,800	$94	64
1008 Beaumont St	0.58mi	3/2.0	1,150 (-3%)	15mo	$184,900	$161	52
622 T St	0.42mi	4/2.0 (+1)	1,226 (+4%)	20mo	$179,900	$147	49
534 P	0.52mi	3/1.5	1,262 (+7%)	19mo	$160,000	$127	47
613 N P St E	0.50mi	2/2.5 (-1)	1,278 (+8%)	20mo	$194,000	$152	36
2118 Vista Verde Cir W	0.65mi	4/2.0 (+1)	1,344 (+14%)	21mo	$199,900	$149	20
1917 W Vista Verde Cir	0.68mi	4/2.0 (+1)	1,344 (+14%)	21mo	$174,900	$130	19

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-8,211
• Equity at exit: $14,985

10-year hold

• IRR: 2.4%
• Equity multiple: 1.18×
• Total profit: $4,988
• Equity at exit: $8,689

Cash invested: $28,140 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,163 high
• Mortgage (P&I): −$527
• Tax from tax record: −$232 /mo · $2,789/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $117

Break-even live

Break-even rent $1,014

Max offer price $100,500

Occupancy floor 85%

Sensitivity live

Price	-10% $174	-5% $146	+0% $117	+5% $89	+10% $60
Rent	-10% $25	-5% $71	+0% $117	+5% $163	+10% $209
Rate	-1.0pp $168	-0.5pp $143	base $117	+0.5pp $91	+1.0pp $65

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: $25,125
• Closing costs: $3,015
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1421 W Madison Ave Unit A Harlingen, TX	2.0	1.0	1160	$925	$0.80	44d	1	0.79mi
2005 Southridge Ave Unit A Harlingen, TX	2.0	2.0	848	$1,250	$1.47	44d	1	0.99mi
821 W Matz Ave Unit B Harlingen, TX	3.0	2.0	1190	$1,300	$1.09	14d	1	1.03mi
2101 N G St Unit B Harlingen, TX	2.0	2.0	1004	$950	$0.95	22d	1	1.04mi
902 N D St Unit A Harlingen, TX	3.0	2.0	850	$825	$0.97	44d	1	1.07mi
2205 Multi National Unit A Harlingen, TX	2.0	2.0	876	$1,100	$1.26	44d	1	1.09mi
2209 Multi National Unit D Harlingen, TX	2.0	2.0	876	$1,100	$1.26	44d	1	1.09mi
2104 Multi National Harlingen, TX	2.0	2.0	830	$1,100	$1.33	44d	1	1.10mi
2218 Multi National Unit B Harlingen, TX	2.0	2.0	877	$1,100	$1.25	14d	1	1.14mi
2211 Northridge Ave Unit C Harlingen, TX	2.0	2.0	877	$1,150	$1.31	44d	1	1.15mi
2219 Northridge Ave Harlingen, TX	2.0	2.0	830	$1,000	$1.20	14d	1	1.16mi
2204 Northridge Ave Unit 2 Harlingen, TX	2.0	2.0	955	$1,250	$1.31	44d	1	1.18mi
2204 Northridge Ave Unit 23 Harlingen, TX	2.0	2.0	955	$1,250	$1.31	22d	1	1.18mi
1917 New Combes Hwy Unit H Harlingen, TX	3.0	2.0	1098	$975	$0.89	22d	1	1.19mi
917 N 1st St Unit 917 Harlingen, TX	2.0	1.0	700	$770	$1.10	44d	1	1.31mi
226 W Darrell Wayne Shipp St Harlingen, TX	3.0	2.0	1400	$1,700	$1.21	44d	1	1.45mi
18586 Primera Rd Harlingen, TX	2.0	2.0	1100	$1,095	$1.00	44d	1	1.47mi

Listing history 25 events

1. 2026-06-18
   days on market $100,500 Active 6 DOM
2. 2026-06-17
   days on market $100,500 Active 5 DOM
3. 2026-06-16
   days on market $100,500 Active 4 DOM
4. 2026-06-15
   days on market $100,500 Active 3 DOM
5. 2026-06-14
   remarks 228-char remark
6. 2026-06-14
   pricedays on marketlisting id $100,500 Active 1 DOM
7. 2026-06-10
   days on market $108,000 Active 196 DOM
8. 2026-06-09
   days on market $108,000 Active 195 DOM
9. 2026-06-08
   days on market $108,000 Active 194 DOM
10. 2026-06-07
    days on market $108,000 Active 193 DOM
11. 2026-06-03
    days on market $108,000 Active 189 DOM
12. 2026-06-02
    days on market $108,000 Active 188 DOM
13. 2026-06-01
    days on market $108,000 Active 187 DOM
14. 2026-05-31
    days on market $108,000 Active 186 DOM
15. 2026-05-30
    days on market $108,000 Active 185 DOM
16. 2026-04-28
    price $108,000 92-char remark
17. 2026-03-09
    price $115,000 92-char remark
18. 2026-02-12
    price $123,000 92-char remark
19. 2026-01-14
    price $129,700 92-char remark
20. 2025-11-26
    listed $136,500 Active 92-char remark
21. 2019-04-16
    soldstatus
22. 2019-04-15
    soldstatus 519-char remark

    Show marketing remark (519 chars)

    Amazing starter home or one you can raise your family in. This 3 bedroom one bath home has a lot of character. Beautifully updated; central air & heat, new ductwork, new roof, all new laminate floors throughout, new water heater, new laundry room, interior & exterior paint. One of a kind industrial farmhouse kitchen with all new kitchen cabinets, tile counter tops, tile back splash, sink and light fixtures. Covered porch and large fenced yard for children's safety. This home must be seen to be appreciated.

23. 2019-02-05
    listed $74,900 519-char remark

    Show marketing remark (519 chars)

    Amazing starter home or one you can raise your family in. This 3 bedroom one bath home has a lot of character. Beautifully updated; central air & heat, new ductwork, new roof, all new laminate floors throughout, new water heater, new laundry room, interior & exterior paint. One of a kind industrial farmhouse kitchen with all new kitchen cabinets, tile counter tops, tile back splash, sink and light fixtures. Covered porch and large fenced yard for children's safety. This home must be seen to be appreciated.

24. 2018-04-13
    soldstatus
25. 2018-02-12
    listed $38,500

ⓘ 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: $2,789 · $232/mo
• Projected year-2 tax: $2,789 · $232/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $13,952
• − Mortgage interest: −$5,630
• − Property taxes: −$2,789
• − Insurance: −$502
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,924
• Taxable loss: −$125
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $1,436/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

+161.0% since first listed

11 events — show timeline

• 2026-06-12 Listed $100,500 RGVMLS
• 2026-04-28 Price Changed $108,000 MCALLENMLS
• 2026-03-09 Price Changed $115,000 MCALLENMLS
• 2026-02-12 Price Changed $123,000 MCALLENMLS
• 2026-01-14 Price Changed $129,700 MCALLENMLS
• 2025-11-26 Listed $136,500 MCALLENMLS
• 2019-04-16 Sold (Public Records) — Public Records
• 2019-04-15 Sold (MLS) — MCALLENMLS
• 2019-02-05 Listed $74,900 MCALLENMLS
• 2018-04-13 Sold (MLS) — RGVMLS
• 2018-02-12 Listed $38,500 RGVMLS

Property tax history

+7.7%/yr

Latest (2025): $2,789 · -2.7% YoY. Source: county tax records.