214 E Harding Ave · Harlingen, TX 78550

$99,000

3 bd · 1.0 ba · 964 sqft · SingleFamily public records · 57 Days on market

Built 1960 7,420 sqft lot $103/sqft · 22% below area Est $126k · 22% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.1/10.0
• 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

Great investment 2 bedrooms 1 bath inside laundry . living room dining room , needs some TLC located well with quick access to Expressway and Business 77. Roof a few years old and water heater is just 1 yr old

Key facts

• Roof a few years old
• Inside laundry
• 7,420 sq ft lot

Tags

• INSIDE LAUNDRY
• QUICK ACCESS TO EXPRESSWAY
• QUICK ACCESS TO BUSINESS 77
• ROOF A FEW YEARS OLD
• WATER HEATER 1 YR OLD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $684 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($96k) 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.21% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $126,387
• List price: $99,000
• Delta: -21.67%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 W Mckinley Ave	0.39mi	2/1.0 (-1)	984 (+2%)	20mo	$118,000	$120	57
710 5th St	0.75mi	3/1.0	1,008 (+5%)	7mo	$160,000	$159	52
314 W Lincoln Ave	0.71mi	3/2.0	1,000 (+4%)	9mo	$172,500	$173	49

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $573
• Equity at exit: $14,761

10-year hold

• IRR: 10.7%
• Equity multiple: 1.85×
• Total profit: $23,514
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$519
• Tax from tax record: −$134 /mo · $1,603/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $252

Break-even live

Break-even rent $878

Max offer price $99,000

Occupancy floor 74%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1604 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1050	$1,495	$1.42	43d	1	0.29mi
1600 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1050	$1,495	$1.42	43d	1	0.29mi
1704 Clinton St Unit 2 Harlingen, TX	2.0	2.0	956	$1,295	$1.35	43d	1	0.30mi
1704 Clinton St Unit 2 Harlingen, TX	2.0	2.0	1010	$1,295	$1.28	21d	1	0.30mi
1704 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1010	$1,495	$1.48	43d	1	0.30mi
1725 Clinton St Unit A Harlingen, TX	2.0	2.0	807	$1,295	$1.60	21d	1	0.33mi
1725 Clinton St Unit A Harlingen, TX	2.0	2.0	807	$1,295	$1.60	43d	1	0.33mi
225 E New Hampshire St Unit 14 Harlingen, TX	2.0	2.0	936	$1,300	$1.39	21d	1	0.69mi
1501 Sam Houston Dr Apt 6H Harlingen, TX	2.0	1.5	1015	$775	$0.76	43d	1	0.74mi
619 E Pierce Ave Harlingen, TX	2.0	1.0	1000	$800	$0.80	43d	1	0.76mi
3936 Bourbon St Harlingen, TX	2.0	2.0	880	$750	$0.85	21d	1	0.80mi
602 Scotch St Unit 1 Harlingen, TX	2.0	1.0	900	$600	$0.67	43d	1	0.82mi
602 Scotch St Unit 8 Harlingen, TX	2.0	1.0	900	$650	$0.72	43d	1	0.82mi
602 Scotch St Unit 16 Harlingen, TX	2.0	1.0	900	$600	$0.67	21d	1	0.82mi
501 W Pierce Ave Harlingen, TX	3.0	2.0	847	$950	$1.12	21d	1	0.87mi
4402 Glasscock Ave Harlingen, TX	2.0	2.0	845	$895	$1.06	43d	1	0.87mi
1005 W Garfield St Apt C2 Harlingen, TX	2.0	2.0	1120	$995	$0.89	21d	1	0.92mi
1608 Sam Houston Dr Harlingen, TX	1.0–2.0	1.0–2.0	790	$839	$1.06	13d	11	1.07mi
204 S 7th St Harlingen, TX	2.0	1.0	713	$725	$1.02	21d	1	1.13mi
317 Oklahoma St Harlingen, TX	2.0	1.0	684	$900	$1.32	21d	1	1.22mi
106 S A St Harlingen, TX	1.0–2.0	1.0–2.0	877	$850	$0.97	13d	3	1.24mi
709 E Jackson St Harlingen, TX	2.0	1.0	1100	$1,050	$0.95	13d	1	1.26mi
504 Rock Cir Unit 1 Harlingen, TX	2.0	1.5	1050	$925	$0.88	21d	1	1.28mi
1722 Stone Dr Unit 2 Harlingen, TX	2.0	2.5	1100	$1,000	$0.91	43d	1	1.29mi
409 E Madison Ave Unit 4 Harlingen, TX	2.0	1.0	770	$750	$0.97	43d	1	1.38mi
1902 E Tyler Ave Harlingen, TX	2.0–3.0	1.0–2.0	1007	$1,060	$1.05	13d	6	1.39mi
2020 S 23rd St Harlingen, TX	3.0	1.0	961	$1,200	$1.25	21d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $99,000 Active 57 DOM
2. 2026-06-17
   days on market $99,000 Active 56 DOM
3. 2026-06-16
   days on market $99,000 Active 55 DOM
4. 2026-06-15
   days on market $99,000 Active 54 DOM
5. 2026-06-14
   days on market $99,000 Active 52 DOM
6. 2026-06-10
   days on market $99,000 Active 49 DOM
7. 2026-06-09
   days on market $99,000 Active 48 DOM
8. 2026-06-08
   days on market $99,000 Active 47 DOM
9. 2026-06-07
   days on market $99,000 Active 46 DOM
10. 2026-06-03
    days on market $99,000 Active 42 DOM
11. 2026-06-02
    days on market $99,000 Active 41 DOM
12. 2026-06-01
    days on market $99,000 Active 40 DOM
13. 2026-05-31
    days on market $99,000 Active 39 DOM
14. 2026-05-30
    days on market $99,000 Active 38 DOM
15. 2026-04-21
    listed $99,000 Active 211-char remark

    Show marketing remark (211 chars)

    Great investment 2 bedrooms 1 bath inside laundry . living room dining room , needs some TLC located well with quick access to Expressway and Business 77. Roof a few years old and water heater is just 1 yr old

ⓘ 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: $1,603 · $134/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$209/yr (+$17/mo · 13.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 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 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: $14,369
• − Mortgage interest: −$5,546
• − Property taxes: −$1,603
• − Insurance: −$495
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$2,880
• Taxable income: $1,546
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $2,652/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

1 event — show timeline

• 2026-04-21 Listed $99,000 RGVMLS

Property tax history

+7.5%/yr

Latest (2025): $1,603 · +82.1% YoY. Source: county tax records.