1001 Golf Course Dr · Harlingen, TX 78552

$119,500

2 bd · 2.0 ba · 1,113 sqft · SingleFamily public records · 138 Days on market

Built 1974 Est $187k · 36% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• 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

Welcome to your dream retreat in a vibrant, designed for effortless, active living and relaxation. A very well maintained 2bedroom & 2 bath condo offering move-in ready comfort with a few modern touches. All furniture and appliances pass with sale . All appliances are new except dishwasher. Open floor plan with split bedrooms. Master bedroom has a nice sized walk-in closet and remodeled shower. The spacious living and dining with surround sound in living areas is perfect to relax . Enjoy golf and the heated swimming pool with handicapped accessibility. Attic is insulated with exhaust fan for cooling. HOA includes sewer, trash yard maintenance and quarterly pest control.

Key facts

• Exhaust fan
• Walk-in closet
• Insulated attic

Tags

• WALK-IN CLOSET
• REMODELED SHOWER
• HEATED SWIMMING POOL
• INSULATED ATTIC
• EXHAUST FAN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 soft (-1.9%/yr); 534 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $826 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

• It's been on market 138 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask is 10764% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $105,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1974 — 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 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. 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: 1.03% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $186,984
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 W Ann Arbor St	0.63mi	3/2.0 (+1)	1,219 (+10%)	6mo	$205,000	$168	44
1309 S G St S	0.63mi	3/3.0 (+1)	1,080 (-3%)	19mo	$110,000	$102	41

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: -10.8%
• Equity multiple: 0.62×
• Total profit: $-12,801
• Equity at exit: $17,818

10-year hold

• IRR: -6.4%
• Equity multiple: 0.64×
• Total profit: $-11,954
• Equity at exit: $10,332

Cash invested: $33,460 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,230 high
• Mortgage (P&I): −$627
• Tax from tax record: −$135 /mo · $1,625/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $159

Break-even live

Break-even rent $1,028

Max offer price $119,500

Occupancy floor 82%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	0.46mi
1119 W Garfield St Harlingen, TX	3.0	2.0	1401	$1,300	$0.93	21d	1	0.51mi
1005 W Garfield St Apt C2 Harlingen, TX	2.0	2.0	1120	$995	$0.89	21d	1	0.53mi
818 W Buchanan St Harlingen, TX	3.0	2.0	1406	$1,350	$0.96	44d	1	0.89mi
501 W Pierce Ave Harlingen, TX	3.0	2.0	847	$950	$1.12	21d	1	1.00mi
801 W Arroyo Park Ln Unit 2 Harlingen, TX	1.0	1.0	700	$775	$1.11	21d	1	1.15mi
813 W Arroyo Park Ln Apt B Harlingen, TX	3.0	2.5	1200	$1,300	$1.08	44d	1	1.17mi
1604 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1050	$1,495	$1.42	44d	1	1.21mi
1600 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1050	$1,495	$1.42	44d	1	1.21mi
1704 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1010	$1,495	$1.48	44d	1	1.24mi
1704 Clinton St Unit 2 Harlingen, TX	2.0	2.0	956	$1,295	$1.35	44d	1	1.24mi
1704 Clinton St Unit 2 Harlingen, TX	2.0	2.0	1010	$1,295	$1.28	21d	1	1.24mi
3509 N Arroyo Park Ln Unit B Harlingen, TX	3.0	2.0	1244	$1,450	$1.17	44d	1	1.25mi
3517 S Arroyo Park Ln Unit 2 Harlingen, TX	1.0	1.0	742	$775	$1.04	44d	1	1.27mi
225 E New Hampshire St Unit 14 Harlingen, TX	2.0	2.0	936	$1,300	$1.39	21d	1	1.27mi
1725 Clinton St Unit A Harlingen, TX	2.0	2.0	807	$1,295	$1.60	21d	1	1.27mi
1725 Clinton St Unit A Harlingen, TX	2.0	2.0	807	$1,295	$1.60	44d	1	1.27mi
3613 N Arroyo Park Ln Apt 3 Harlingen, TX	2.0	2.5	1200	$1,195	$1.00	44d	1	1.30mi
3701 N Arroyo Park Ln Unit 2 Harlingen, TX	3.0	2.5	1400	$1,400	$1.00	14d	1	1.31mi
619 E Pierce Ave Harlingen, TX	2.0	1.0	1000	$800	$0.80	44d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $119,500 Active 138 DOM
2. 2026-06-17
   days on market $119,500 Active 137 DOM
3. 2026-06-16
   days on market $119,500 Active 136 DOM
4. 2026-06-15
   days on market $119,500 Active 135 DOM
5. 2026-06-14
   days on market $119,500 Active 133 DOM
6. 2026-06-10
   days on market $119,500 Active 130 DOM
7. 2026-06-09
   days on market $119,500 Active 129 DOM
8. 2026-06-08
   days on market $119,500 Active 128 DOM
9. 2026-06-07
   days on market $119,500 Active 127 DOM
10. 2026-06-03
    days on market $119,500 Active 123 DOM
11. 2026-06-02
    days on market $119,500 Active 122 DOM
12. 2026-06-01
    days on market $119,500 Active 121 DOM
13. 2026-05-31
    days on market $119,500 Active 120 DOM
14. 2026-05-30
    days on market $119,500 Active 119 DOM
15. 2026-03-27
    historical $1,100
16. 2026-02-09
    listed $1,100
17. 2026-01-20
    listed $119,500 Active 684-char remark

    Show marketing remark (684 chars)

    Welcome to your dream retreat in a vibrant, designed for effortless, active living and relaxation. A very well maintained 2bedroom & 2 bath condo offering move-in ready comfort with a few modern touches. All furniture and appliances pass with sale . All appliances are new except dishwasher. Open floor plan with split bedrooms. Master bedroom has a nice sized walk-in closet and remodeled shower. The spacious living and dining with surround sound in living areas is perfect to relax . Enjoy golf and the heated swimming pool with handicapped accessibility. Attic is insulated with exhaust fan for cooling. HOA includes sewer, trash yard maintenance and quarterly pest control.

18. 2019-04-26
    soldstatus
19. 2014-10-28
    soldstatus 583-char remark

    Show marketing remark (583 chars)

    BEST Golf Course Views at the 9th hole on the Tony Butler Golf Course! Imagine playing golf everyday! Fully Furnished MOVE IN READY 2/2 Condo!!! Live ON the Tony Butler Golf Course! This Spacious Condo is in the 55+ Community of Gulf Crest Condominiums off of the Tony Butler Golf Course! Large Living Room with Screened in patio displays views of the 9th hole! BEST VIEW! Split floor plan, with in unit laundry room. Master Bedroom has TWO Large closets and Private Bathroom. Second bedroom is big enough for Two double beds and Large furniture, and has private access to the patio.

20. 2014-05-15
    listed $57,600 583-char remark

    Show marketing remark (583 chars)

    BEST Golf Course Views at the 9th hole on the Tony Butler Golf Course! Imagine playing golf everyday! Fully Furnished MOVE IN READY 2/2 Condo!!! Live ON the Tony Butler Golf Course! This Spacious Condo is in the 55+ Community of Gulf Crest Condominiums off of the Tony Butler Golf Course! Large Living Room with Screened in patio displays views of the 9th hole! BEST VIEW! Split floor plan, with in unit laundry room. Master Bedroom has TWO Large closets and Private Bathroom. Second bedroom is big enough for Two double beds and Large furniture, and has private access to the patio.

21. 2009-03-24
    soldstatus
22. 2006-04-11
    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: $1,625 · $135/mo
• Projected year-2 tax: $2,187 · $182/mo
• Expected delta: +$562/yr (+$47/mo · 34.5%)

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

Taxation est. · year 1

• Rental income: $14,755
• − Mortgage interest: −$6,694
• − Property taxes: −$1,625
• − Insurance: −$598
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$3,476
• Taxable income: $1
• Est. tax owed @ 24.0%: −$0
• After-tax cash flow: $1,913/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

-98.1% since first listed

8 events — show timeline

• 2026-03-27 Rental Removed $1,100 RGVMLS
• 2026-02-09 Listed for Rent $1,100 RGVMLS
• 2026-01-20 Listed $119,500 RGVMLS
• 2019-04-26 Sold (Public Records) — Public Records
• 2014-10-28 Sold (MLS) — RGVMLS
• 2014-05-15 Listed $57,600 RGVMLS
• 2009-03-24 Sold (Public Records) — Public Records
• 2006-04-11 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,625 · -0.3% YoY. Source: county tax records.