1224 S E St · Harlingen, TX 78550

$100,000

3 bd · 2.0 ba · 1,557 sqft · SingleFamily public records · 23 Days on market

Built 1937 Est $187k · 46% under

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

All wood frame, foundation is pier and base, Electrical upgrade, central air, plumbing needs upgrade.

Key facts

• Pier and base
• Wood frame
• Electrical upgrade

Tags

• WOOD FRAME
• PIER AND BASE
• ELECTRICAL UPGRADE
• CENTRAL AIR
• PLUMBING NEEDS UPGRADE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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-, 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 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); 53% 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 32% 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 $691 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.82%
• DSCR: 1.70
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $186,840
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 W Buchanan St	0.25mi	3/1.0	1,603 (+3%)	15mo	$190,000	$119	66
210 E Cleveland Ave	0.47mi	3/2.0	1,336 (-14%)	4mo	$159,900	$120	51
8721 Sandpiper Dr	0.75mi	3/2.0	1,730 (+11%)	17mo	$345,000	$199	32

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $7,919
• Equity at exit: $14,910

10-year hold

• IRR: 16.9%
• Equity multiple: 2.42×
• Total profit: $39,707
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$524
• Tax from tax record: −$111 /mo · $1,329/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $369

Break-even live

Break-even rent $857

Max offer price $100,000

Occupancy floor 67%

Sensitivity live

Price	-10% $426	-5% $397	+0% $369	+5% $341	+10% $313
Rent	-10% $265	-5% $317	+0% $369	+5% $421	+10% $474
Rate	-1.0pp $419	-0.5pp $395	base $369	+0.5pp $343	+1.0pp $317

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 W Garfield St Apt C2 Harlingen, TX	2.0	2.0	1120	$995	$0.89	22d	1	0.31mi
818 W Buchanan St Harlingen, TX	3.0	2.0	1406	$1,350	$0.96	44d	1	0.31mi
606 W Taft Ave Harlingen, TX	3.0	2.0	1257	$1,200	$0.95	22d	1	0.39mi
1119 W Garfield St Harlingen, TX	3.0	2.0	1401	$1,300	$0.93	22d	1	0.42mi
1600 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1050	$1,495	$1.42	44d	1	0.80mi
1604 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1050	$1,495	$1.42	44d	1	0.81mi
1010 W Madison Ave Unit A Harlingen, TX	4.0	2.5	1761	$1,600	$0.91	22d	1	1.02mi
813 W Arroyo Park Ln Apt B Harlingen, TX	3.0	2.5	1200	$1,300	$1.08	44d	1	1.07mi
3509 N Arroyo Park Ln Unit B Harlingen, TX	3.0	2.0	1244	$1,450	$1.17	44d	1	1.13mi
709 E Jackson St Harlingen, TX	2.0	1.0	1100	$1,050	$0.95	14d	1	1.13mi
1421 W Madison Ave Unit A Harlingen, TX	2.0	1.0	1160	$925	$0.80	44d	1	1.14mi
1809 S Williams Ln Harlingen, TX	3.0	2.0	1540	$1,600	$1.04	14d	1	1.18mi
3613 N Arroyo Park Ln Apt 3 Harlingen, TX	2.0	2.5	1200	$1,195	$1.00	44d	1	1.18mi
3701 N Arroyo Park Ln #1 Harlingen, TX	4.0	3.5	1700	$1,500	$0.88	14d	1	1.20mi
3701 N Arroyo Park Ln Unit 2 Harlingen, TX	3.0	2.5	1400	$1,400	$1.00	14d	1	1.20mi
1501 Sam Houston Dr Harlingen, TX	3.0	1.5	1216	$1,004	$0.83	45d	1	1.35mi
2406 Topaz Dr Harlingen, TX	3.0	2.5	1555	$1,800	$1.16	44d	1	1.42mi

Listing history 16 events

1. 2026-06-18
   days on market $100,000 Active 23 DOM
2. 2026-06-17
   days on market $100,000 Active 22 DOM
3. 2026-06-16
   days on market $100,000 Active 21 DOM
4. 2026-06-15
   days on market $100,000 Active 20 DOM
5. 2026-06-14
   days on market $100,000 Active 18 DOM
6. 2026-06-10
   days on market $100,000 Active 15 DOM
7. 2026-06-09
   days on market $100,000 Active 14 DOM
8. 2026-06-09
   days on market $100,000 Active 13 DOM
9. 2026-06-07
   days on market $100,000 Active 12 DOM
10. 2026-06-03
    days on market $100,000 Active 8 DOM
11. 2026-06-02
    days on market $100,000 Active 7 DOM
12. 2026-06-01
    days on market $100,000 Active 6 DOM
13. 2026-05-31
    days on market $100,000 Active 5 DOM
14. 2026-05-30
    days on market $100,000 Active 4 DOM
15. 2026-05-26
    listed $100,000 Active
16. 1991-06-01
    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: $1,329 · $111/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$501/yr (+$42/mo · 37.7%)

ⓘ 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 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: $15,888
• − Mortgage interest: −$5,602
• − Property taxes: −$1,329
• − Insurance: −$500
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$2,909
• Taxable income: $3,006
• Est. tax owed @ 24.0%: −$721
• After-tax cash flow: $3,708/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

2 events — show timeline

• 2026-05-26 Listed $100,000 FSBO.com
• 1991-06-01 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,329 · +9.7% YoY. Source: county tax records.