18301 Primera Rd · Primera, TX 78552

$111,500

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 233 Days on market

Built 1950 0.76 ac lot $100/sqft · 49% below area Est $220k · 49% under ↓ 2% since listing

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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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.3/10.0
• Livability +2.9/5.0
• 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

Discover this fixer-upper situated on a spacious . 76-acre lot, offering endless potential for customization. This property is situated in a highly sought-after area that is rapidly developing! Utilities are available, providing a blank canvas for your renovation or new construction dreams. Conveniently located with easy access to the expressway and nearby stores, this property is perfect for those looking to create their ideal home. Flood Zone: X. Stay tuned for professional photos coming soon!

Key facts

• Utilities available
• Spacious lot
• 0.76 acre lot

Tags

• SPACIOUS LOT
• HIGHLY SOUGHT-AFTER AREA
• UTILITIES AVAILABLE
• EASY ACCESS TO EXPRESSWAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $98k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,263 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment D+, schools F, crime D-.
• 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 $771 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 233 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $27k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $98,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.13% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.42%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $219,590
• List price: $111,500
• Delta: -49.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17950 Redwood St	0.47mi	3/2.0 (+1)	1,183 (+6%)	2mo	$216,637	$183	58
17898 Redwood St	0.39mi	3/2.0 (+1)	1,184 (+6%)	9mo	$212,999	$180	56
17918 Redwood St	0.50mi	3/2.0 (+1)	1,196 (+7%)	3mo	$216,147	$181	54
18033 Redwood St	0.42mi	3/2.0 (+1)	1,219 (+9%)	4mo	$222,991	$183	54
17857 Redwood St	0.49mi	3/2.0 (+1)	1,202 (+7%)	4mo	$220,034	$183	52
17950 Spruce St	0.57mi	3/2.0 (+1)	1,204 (+8%)	0mo	$220,373	$183	51
17928 Redwood St	0.49mi	3/2.0 (+1)	1,235 (+10%)	2mo	$219,147	$177	49
17983 Redwood St	0.52mi	3/2.0 (+1)	1,239 (+11%)	8mo	$226,900	$183	42
18166 Kayla Ln	0.70mi	3/2.0 (+1)	1,285 (+15%)	5mo	$159,475	$124	30

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: -7.0%
• Equity multiple: 0.75×
• Total profit: $-7,796
• Equity at exit: $16,625

10-year hold

• IRR: -1.6%
• Equity multiple: 0.90×
• Total profit: $-3,028
• Equity at exit: $9,640

Cash invested: $31,220 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$585
• Tax from tax record: −$147 /mo · $1,762/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $219

Break-even live

Break-even rent $985

Max offer price $111,500

Occupancy floor 78%

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: $27,875
• Closing costs: $3,345
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18586 Primera Rd Harlingen, TX	2.0	2.0	1100	$1,095	$1.00	44d	1	0.41mi
17931 Spruce St Harlingen, TX	3.0	2.0	1284	$1,850	$1.44	44d	1	0.58mi
2219 Northridge Ave Harlingen, TX	2.0	2.0	830	$1,000	$1.20	14d	1	0.67mi
2218 Multi National Unit B Harlingen, TX	2.0	2.0	877	$1,100	$1.25	14d	1	0.69mi
2211 Northridge Ave Unit C Harlingen, TX	2.0	2.0	877	$1,150	$1.31	44d	1	0.69mi
2204 Northridge Ave Unit 2 Harlingen, TX	2.0	2.0	955	$1,250	$1.31	44d	1	0.71mi
2204 Northridge Ave Unit 23 Harlingen, TX	2.0	2.0	955	$1,250	$1.31	21d	1	0.71mi
2209 Multi National Unit D Harlingen, TX	2.0	2.0	876	$1,100	$1.26	44d	1	0.74mi
2205 Multi National Unit A Harlingen, TX	2.0	2.0	876	$1,100	$1.26	44d	1	0.76mi
2104 Multi National Harlingen, TX	2.0	2.0	830	$1,100	$1.33	44d	1	0.83mi
1007 El Paso Cir Harlingen, TX	3.0	2.0	1201	$1,600	$1.33	44d	1	0.89mi
2005 Southridge Ave Unit A Harlingen, TX	2.0	2.0	848	$1,250	$1.47	44d	1	0.95mi
23861 Ellie Ln Harlingen, TX	3.0	2.0	1220	$1,650	$1.35	21d	1	1.25mi

Listing history 40 events

1. 2026-06-18
   days on market $111,500 Active 233 DOM
2. 2026-06-17
   days on market $111,500 Active 232 DOM
3. 2026-06-16
   days on market $111,500 Active 231 DOM
4. 2026-06-15
   days on market $111,500 Active 230 DOM
5. 2026-06-14
   days on market $111,500 Active 228 DOM
6. 2026-06-10
   days on market $111,500 Active 225 DOM
7. 2026-06-09
   days on market $111,500 Active 224 DOM
8. 2026-06-08
   days on market $111,500 Active 223 DOM
9. 2026-06-07
   days on market $111,500 Active 222 DOM
10. 2026-06-03
    days on market $111,500 Active 218 DOM
11. 2026-06-02
    days on market $111,500 Active 217 DOM
12. 2026-06-01
    days on market $111,500 Active 216 DOM
13. 2026-06-01
    price $111,500 Active 215 DOM
14. 2026-05-31
    days on market $117,350 Active 215 DOM
15. 2026-05-30
    days on market $117,350 Active 214 DOM
16. 2026-04-06
    price $117,350 500-char remark

    Show marketing remark (499 chars)

    Discover this fixer-upper situated on a spacious .76-acre lot, offering endless potential for customization. This property is situated in a highly sought-after area that is rapidly developing! Utilities are available, providing a blank canvas for your renovation or new construction dreams. Conveniently located with easy access to the expressway and nearby stores, this property is perfect for those looking to create their ideal home. Flood Zone: X. Stay tuned for professional photos coming soon!

17. 2026-04-06
    price $117,350 499-char remark

    Show marketing remark (499 chars)

    Discover this fixer-upper situated on a spacious .76-acre lot, offering endless potential for customization. This property is situated in a highly sought-after area that is rapidly developing! Utilities are available, providing a blank canvas for your renovation or new construction dreams. Conveniently located with easy access to the expressway and nearby stores, this property is perfect for those looking to create their ideal home. Flood Zone: X. Stay tuned for professional photos coming soon!

18. 2026-04-06
    price $117,350

    Show marketing remark (499 chars)

    Discover this fixer-upper situated on a spacious .76-acre lot, offering endless potential for customization. This property is situated in a highly sought-after area that is rapidly developing! Utilities are available, providing a blank canvas for your renovation or new construction dreams. Conveniently located with easy access to the expressway and nearby stores, this property is perfect for those looking to create their ideal home. Flood Zone: X. Stay tuned for professional photos coming soon!

19. 2026-02-03
    price $121,300 500-char remark

    Show marketing remark (499 chars)

    Discover this fixer-upper situated on a spacious .76-acre lot, offering endless potential for customization. This property is situated in a highly sought-after area that is rapidly developing! Utilities are available, providing a blank canvas for your renovation or new construction dreams. Conveniently located with easy access to the expressway and nearby stores, this property is perfect for those looking to create their ideal home. Flood Zone: X. Stay tuned for professional photos coming soon!

20. 2026-02-03
    price $121,300

    Show marketing remark (499 chars)

    Discover this fixer-upper situated on a spacious .76-acre lot, offering endless potential for customization. This property is situated in a highly sought-after area that is rapidly developing! Utilities are available, providing a blank canvas for your renovation or new construction dreams. Conveniently located with easy access to the expressway and nearby stores, this property is perfect for those looking to create their ideal home. Flood Zone: X. Stay tuned for professional photos coming soon!

21. 2026-02-03
    price $121,300 499-char remark

    Show marketing remark (499 chars)

    Discover this fixer-upper situated on a spacious .76-acre lot, offering endless potential for customization. This property is situated in a highly sought-after area that is rapidly developing! Utilities are available, providing a blank canvas for your renovation or new construction dreams. Conveniently located with easy access to the expressway and nearby stores, this property is perfect for those looking to create their ideal home. Flood Zone: X. Stay tuned for professional photos coming soon!

22. 2026-01-07
    price $128,980 499-char remark

    Show marketing remark (500 chars)

    Discover this fixer-upper situated on a spacious . 76-acre lot, offering endless potential for customization. This property is situated in a highly sought-after area that is rapidly developing! Utilities are available, providing a blank canvas for your renovation or new construction dreams. Conveniently located with easy access to the expressway and nearby stores, this property is perfect for those looking to create their ideal home. Flood Zone: X. Stay tuned for professional photos coming soon!

23. 2026-01-07
    price $128,980 500-char remark

    Show marketing remark (500 chars)

    Discover this fixer-upper situated on a spacious . 76-acre lot, offering endless potential for customization. This property is situated in a highly sought-after area that is rapidly developing! Utilities are available, providing a blank canvas for your renovation or new construction dreams. Conveniently located with easy access to the expressway and nearby stores, this property is perfect for those looking to create their ideal home. Flood Zone: X. Stay tuned for professional photos coming soon!

24. 2026-01-07
    price $128,980

    Show marketing remark (500 chars)

    Discover this fixer-upper situated on a spacious . 76-acre lot, offering endless potential for customization. This property is situated in a highly sought-after area that is rapidly developing! Utilities are available, providing a blank canvas for your renovation or new construction dreams. Conveniently located with easy access to the expressway and nearby stores, this property is perfect for those looking to create their ideal home. Flood Zone: X. Stay tuned for professional photos coming soon!

25. 2025-10-28
    listed $138,900 Active 500-char remark

    Show marketing remark (499 chars)

    Discover this fixer-upper situated on a spacious .76-acre lot, offering endless potential for customization. This property is situated in a highly sought-after area that is rapidly developing! Utilities are available, providing a blank canvas for your renovation or new construction dreams. Conveniently located with easy access to the expressway and nearby stores, this property is perfect for those looking to create their ideal home. Flood Zone: X. Stay tuned for professional photos coming soon!

26. 2025-10-28
    listed $138,900 Active 499-char remark

    Show marketing remark (499 chars)

    Discover this fixer-upper situated on a spacious .76-acre lot, offering endless potential for customization. This property is situated in a highly sought-after area that is rapidly developing! Utilities are available, providing a blank canvas for your renovation or new construction dreams. Conveniently located with easy access to the expressway and nearby stores, this property is perfect for those looking to create their ideal home. Flood Zone: X. Stay tuned for professional photos coming soon!

27. 2025-10-27
    listed $138,900 Active
28. 2025-10-16
    soldstatus Closed
29. 2025-10-16
    soldstatus Sold
30. 2025-10-15
    soldstatus
31. 2025-09-30
    status Pending
32. 2025-09-19
    price $80,000
33. 2025-09-19
    price $80,000
34. 2025-07-28
    price $99,000
35. 2025-07-28
    price $99,000
36. 2025-07-21
    status Active
37. 2025-07-21
    status Active
38. 2025-07-15
    historical
39. 2025-06-02
    listed $120,000 Active
40. 2025-05-27
    listed $120,000 Active

ⓘ 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: $1,762 · $147/mo
• Projected year-2 tax: $2,040 · $170/mo
• Expected delta: +$279/yr (+$23/mo · 15.8%)

ⓘ 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) · 70% 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 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: $15,144
• − Mortgage interest: −$6,246
• − Property taxes: −$1,762
• − Insurance: −$558
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,244
• Taxable income: $912
• Est. tax owed @ 24.0%: −$219
• After-tax cash flow: $2,409/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 — Primera

• Score: 57/100
• State rank: #1263
• US rank: #21994

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D+ Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Primera, TX
• County: Cameron County · 310,734 people
• 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

-2.2% since first listed

25 events — show timeline

• 2026-04-06 Price Changed $117,350 SPIBOR
• 2026-04-06 Price Changed $117,350 MCALLENMLS
• 2026-04-06 Price Changed $117,350 RGVMLS
• 2026-02-03 Price Changed $121,300 SPIBOR
• 2026-02-03 Price Changed $121,300 RGVMLS
• 2026-02-03 Price Changed $121,300 MCALLENMLS
• 2026-01-07 Price Changed $128,980 MCALLENMLS
• 2026-01-07 Price Changed $128,980 SPIBOR
• 2026-01-07 Price Changed $128,980 RGVMLS
• 2025-10-28 Listed $138,900 SPIBOR
• 2025-10-28 Listed $138,900 MCALLENMLS
• 2025-10-27 Listed $138,900 RGVMLS
• 2025-10-16 Sold (MLS) — MCALLENMLS
• 2025-10-16 Sold (MLS) — RGVMLS
• 2025-10-15 Sold (Public Records) — Public Records
• 2025-09-30 Pending — MCALLENMLS
• 2025-09-19 Price Changed $80,000 RGVMLS
• 2025-09-19 Price Changed $80,000 MCALLENMLS
• 2025-07-28 Price Changed $99,000 RGVMLS
• 2025-07-28 Price Changed $99,000 MCALLENMLS
• 2025-07-21 Relisted — RGVMLS
• 2025-07-21 Relisted — MCALLENMLS
• 2025-07-15 Delisted — RGVMLS
• 2025-06-02 Listed $120,000 RGVMLS
• 2025-05-27 Listed $120,000 MCALLENMLS

Property tax history

+7.1%/yr

Latest (2025): $1,762 · +1.1% YoY. Source: county tax records.