1214 S C St · Harlingen, TX 78550

$95,000

2 bd · 1.0 ba · 841 sqft · SingleFamily public records · 128 Days on market

Built 1960 7,000 sqft lot $113/sqft · 17% below area Est $114k · 17% 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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.7/10.0
• 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

2-bedroom, 1-bath frame home featuring natural wood floors and laminate flooring. Ideal as a starter home or investment property. Comfortable living room, ample kitchen cabinetry, and well-sized bedrooms. Washer and dryer connections located inside the home. Tenant occupied—24-hour notice required. Tenant is willing to remain, making this a great income-producing opportunity. Conveniently located just minutes from the expressway, offering easy access to grocery shopping, dining, and everyday amenities.

Key facts

• Natural wood floors
• Laminate flooring
• 7,000 sq ft lot

Tags

• NATURAL WOOD FLOORS
• LAMINATE FLOORING
• AMPLE KITCHEN CABINETRY
• WASHER AND DRYER CONNECTIONS
• INCOME-PRODUCING OPPORTUNITY
• EASY ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 29 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 $657 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 128 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1960 — 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: 1.07% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 7.8

CMA / ARV

• ARV (median comp): $113,885
• List price: $95,000
• Delta: -16.58%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Polk Ave	0.56mi	3/1.0 (+1)	876 (+4%)	13mo	$129,900	$148	51

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-9,111
• Equity at exit: $14,165

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $1,617
• Equity at exit: $8,214

Cash invested: $26,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,017 high
• Mortgage (P&I): −$498
• Tax from tax record: −$175 /mo · $2,105/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $91

Break-even live

Break-even rent $903

Max offer price $95,000

Occupancy floor 86%

Sensitivity live

Price	-10% $144	-5% $117	+0% $91	+5% $64	+10% $37
Rent	-10% $10	-5% $50	+0% $91	+5% $131	+10% $171
Rate	-1.0pp $138	-0.5pp $115	base $91	+0.5pp $66	+1.0pp $41

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 W Pierce Ave Harlingen, TX	3.0	2.0	847	$950	$1.12	21d	1	0.30mi
1005 W Garfield St Apt C2 Harlingen, TX	2.0	2.0	1120	$995	$0.89	21d	1	0.43mi
619 E Pierce Ave Harlingen, TX	2.0	1.0	1000	$800	$0.80	44d	1	0.68mi
1600 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1050	$1,495	$1.42	44d	1	0.69mi
1604 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1050	$1,495	$1.42	44d	1	0.69mi
1725 Clinton St Unit A Harlingen, TX	2.0	2.0	807	$1,295	$1.60	21d	1	0.75mi
1725 Clinton St Unit A Harlingen, TX	2.0	2.0	807	$1,295	$1.60	44d	1	0.75mi
1704 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1010	$1,495	$1.48	44d	1	0.75mi
1704 Clinton St Unit 2 Harlingen, TX	2.0	2.0	1010	$1,295	$1.28	21d	1	0.75mi
1704 Clinton St Unit 2 Harlingen, TX	2.0	2.0	956	$1,295	$1.35	44d	1	0.75mi
106 S A St Harlingen, TX	1.0–2.0	1.0–2.0	877	$850	$0.97	14d	3	0.80mi
204 S 7th St Harlingen, TX	2.0	1.0	713	$725	$1.02	21d	1	0.93mi
801 W Arroyo Park Ln Unit 2 Harlingen, TX	1.0	1.0	700	$775	$1.11	21d	1	1.00mi
709 E Jackson St Harlingen, TX	2.0	1.0	1100	$1,050	$0.95	14d	1	1.05mi
409 E Madison Ave Unit 4 Harlingen, TX	2.0	1.0	770	$750	$0.97	44d	1	1.07mi
3517 S Arroyo Park Ln Unit 2 Harlingen, TX	1.0	1.0	742	$775	$1.04	45d	1	1.10mi
1501 Sam Houston Dr Apt 6H Harlingen, TX	2.0	1.5	1015	$775	$0.76	44d	1	1.23mi
1501 Sam Houston Dr Harlingen, TX	1.0	1.0	752	$650	$0.86	14d	1	1.23mi
1501 Sam Houston Dr Harlingen, TX	1.0	1.0	752	$650	$0.86	44d	1	1.23mi
225 E New Hampshire St Unit 14 Harlingen, TX	2.0	2.0	936	$1,300	$1.39	21d	1	1.26mi
902 N D St Unit A Harlingen, TX	3.0	2.0	850	$825	$0.97	44d	1	1.39mi
3936 Bourbon St Harlingen, TX	2.0	2.0	880	$750	$0.85	21d	1	1.40mi
602 Scotch St Unit 1 Harlingen, TX	2.0	1.0	900	$600	$0.67	44d	1	1.42mi
602 Scotch St Unit 8 Harlingen, TX	2.0	1.0	900	$650	$0.72	44d	1	1.42mi
602 Scotch St Unit 16 Harlingen, TX	2.0	1.0	900	$600	$0.67	21d	1	1.42mi
504 Rock Cir Unit 1 Harlingen, TX	2.0	1.5	1050	$925	$0.88	21d	1	1.42mi
4402 Glasscock Ave Harlingen, TX	2.0	2.0	845	$895	$1.06	44d	1	1.44mi
917 N 1st St Unit 917 Harlingen, TX	2.0	1.0	700	$770	$1.10	44d	1	1.44mi
1722 Stone Dr Unit 2 Harlingen, TX	2.0	2.5	1100	$1,000	$0.91	44d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $95,000 Active 128 DOM
2. 2026-06-17
   days on market $95,000 Active 127 DOM
3. 2026-06-16
   days on market $95,000 Active 126 DOM
4. 2026-06-15
   days on market $95,000 Active 125 DOM
5. 2026-06-14
   days on market $95,000 Active 123 DOM
6. 2026-06-10
   days on market $95,000 Active 120 DOM
7. 2026-06-09
   days on market $95,000 Active 119 DOM
8. 2026-06-08
   days on market $95,000 Active 118 DOM
9. 2026-06-07
   days on market $95,000 Active 117 DOM
10. 2026-06-03
    days on market $95,000 Active 113 DOM
11. 2026-06-02
    days on market $95,000 Active 112 DOM
12. 2026-06-01
    days on market $95,000 Active 111 DOM
13. 2026-05-31
    days on market $95,000 Active 110 DOM
14. 2026-05-30
    days on market $95,000 Active 109 DOM
15. 2026-01-19
    listed $95,000 Active 513-char remark

    Show marketing remark (513 chars)

    2-bedroom, 1-bath frame home featuring natural wood floors and laminate flooring. Ideal as a starter home or investment property. Comfortable living room, ample kitchen cabinetry, and well-sized bedrooms. Washer and dryer connections located inside the home. Tenant occupied—24-hour notice required. Tenant is willing to remain, making this a great income-producing opportunity. Conveniently located just minutes from the expressway, offering easy access to grocery shopping, dining, and everyday amenities.

16. 2007-05-31
    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: $2,105 · $175/mo
• Projected year-2 tax: $2,105 · $175/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $12,210
• − Mortgage interest: −$5,321
• − Property taxes: −$2,105
• − Insurance: −$475
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$2,764
• Taxable loss: −$409
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $1,185/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

• 2026-01-19 Listed $95,000 RGVMLS
• 2007-05-31 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,105 · -3.1% YoY. Source: county tax records.