25398 Golden Rod Ln · Harlingen, TX 78552

$119,000

2 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 24 Days on market

Built 1972 4,800 sqft lot $85/sqft · 50% below area Est $238k · 50% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.4/10.0
• 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

Enjoy comfort, value, and community in this well-maintained 2–3 bedroom, 2 bath home located on the desirable west end in Sun Valley Village. This 4/5 stick-built home offers flexible living with a bonus room ideal as a third bedroom or office. The property comes move-in ready with appliances and most furniture included, plus a heat pump for year-round comfort. Outside, you'll find a double covered cement carport, a 10'x14' shop with a steel door, and a 10'x12' shed for extra storage. Recent upgrades (2022–2023) include steel roofing on all buildings, a fenced yard, extended deck, screened porch, updated flooring, refreshed paint, and more. The POA is just $69/month (paid quarte

Key facts

• Fenced yard
• 10x12 shed
• Steel roofing

Tags

• DOUBLE COVERED CEMENT CARPORT
• 10X14 SHOP
• 10X12 SHED
• STEEL ROOFING
• FENCED YARD
• EXTENDED DECK

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; House; 1 story; Located in Sun Valley Village Mobile Home Park; Senior community
• Construction: Wood siding; Metal roof; Slab foundation; Built on lot of about 0.11 acre
• Exterior features: Covered patio

Interior

• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning
• Interior features: Electric water heater
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $119,000 price doesn't fit this home's estimated sale value (~$237,861) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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-, commute F, employment 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.
• Zoned schools: Stuart Place El (math 30% / reading 40%, grade F, #1,965 of 4,322 statewide, top 46%, 613 students, 59% FRL); Moises Vela Middle (math 27% / reading 30%, grade F, #1,122 of 1,662 statewide, top 69%, 742 students, 67% FRL); Harlingen H S - South (math 47% / reading 17%, grade F, #1,044 of 1,632 statewide, top 66%, 1,571 students, 75% FRL).
• Market conditions: Rents soft (-1.9%/yr); 534 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $823 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 24 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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: 1.24% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $237,861
• List price: $119,000
• Delta: -49.97%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Scarlett Red Ct	0.45mi	3/2.0 (+1)	1,472 (+4%)	2mo	$245,000	$166	65
610 Green Ln	0.73mi	3/2.0 (+1)	1,350 (-4%)	22mo	$215,000	$159	36
17963 Redwood St	0.66mi	3/2.0 (+1)	1,198 (-15%)	5mo	$219,271	$183	35

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-960
• Equity at exit: $17,743

10-year hold

• IRR: 5.5%
• Equity multiple: 1.35×
• Total profit: $11,645
• Equity at exit: $10,289

Cash invested: $33,320 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$624
• Tax from tax record: −$138 /mo · $1,657/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $355

Break-even live

Break-even rent $1,028

Max offer price $119,000

Occupancy floor 71%

Sensitivity live

Price	-10% $423	-5% $389	+0% $355	+5% $322	+10% $288
Rent	-10% $239	-5% $297	+0% $355	+5% $414	+10% $472
Rate	-1.0pp $415	-0.5pp $386	base $355	+0.5pp $325	+1.0pp $293

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 S Taos Blvd Unit A Harlingen, TX	2.0	1.5	908	$1,275	$1.40	45d	1	0.71mi
609 Inverary Dr Harlingen, TX	3.0	2.0	1798	$2,000	$1.11	14d	1	0.92mi
175 Heather Dr Harlingen, TX	2.0	2.0	1200	$1,795	$1.50	14d	1	0.95mi
6020 Masters Blvd Unit 2 Harlingen, TX	2.0	2.0	1000	$1,075	$1.07	44d	1	1.01mi
1500 Palm Valley Dr W #12 Harlingen, TX	2.0	2.0	1625	$1,350	$0.83	14d	1	1.48mi
5108 Manana Cir Harlingen, TX	3.0	2.0	1721	$1,900	$1.10	14d	1	1.49mi

Listing history 7 events

1. 2026-06-01
   statusdays on market $119,000 Pending 24 DOM
2. 2026-05-02
   listed $119,000 Active 965-char remark
3. 2025-08-26
   status Pending
4. 2025-08-11
   historical Option
5. 2025-05-02
   listed $103,500 Active
6. 2024-07-16
   price $101,900
7. 1990-02-01
   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: $1,657 · $138/mo
• Projected year-2 tax: $2,178 · $181/mo
• Expected delta: +$520/yr (+$43/mo · 31.4%)

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $17,729
• − Mortgage interest: −$6,666
• − Property taxes: −$1,657
• − Insurance: −$595
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$3,462
• Taxable income: $2,512
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $3,662/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

• 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

+16.8% since first listed

8 events — show timeline

• 2026-06-05 Sold (Public Records) — Public Records
• 2026-06-01 Pending — RGVMLS
• 2026-05-02 Listed $119,000 RGVMLS
• 2025-08-26 Pending — MCALLENMLS
• 2025-08-11 Contingent — MCALLENMLS
• 2025-05-02 Listed $103,500 MCALLENMLS
• 2024-07-16 Price Changed $101,900 RGVMLS
• 1990-02-01 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,657 · -2.0% YoY. Source: county tax records.