22916 N Oscar St · Primera, TX 78552

$115,000

2 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 353 Days on market

Built 1970 Average condition 7,000 sqft lot $96/sqft · 46% below area Est $211k · 46% under ↓ 12% since listing

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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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +8.2/10.0
• Livability +2.9/5.0
• Condition / age +2.8/5.0
• Schools +2.5/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 bedrooms, 2 full baths. This Move in Ready home is the perfect opportunity for first time home buyers or Investors. Recent updates include : Freshly Painted, New windows, New water Heater, Reinforced Pilings. Spacious lot with potential to add a bonus room!!!!

Key facts

• Freshly painted
• New water heater
• Spacious lot

Tags

• FRESHLY PAINTED
• NEW WINDOWS
• NEW WATER HEATER
• REINFORCED PILINGS
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,263 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment D+, schools F, crime D-.
• 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $795 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 353 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major flood risk; 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 353 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 9.29%
• Cash-on-cash: 10.69%
• DSCR: 1.48
• GRM: 6.3

CMA / ARV

• ARV (median comp): $211,436
• List price: $115,000
• Delta: -45.61%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23309 Tangerine Ave	0.70mi	2/2.0	1,330 (+11%)	5mo	$195,000	$147	45
23280 Tangerine Ave	0.66mi	3/2.0 (+1)	1,246 (+4%)	21mo	$185,000	$148	41
17231 Mandarin Ave	0.69mi	3/2.0 (+1)	1,310 (+9%)	10mo	$199,900	$153	39
23314 Grapefruit Ave	0.64mi	3/2.0 (+1)	1,356 (+13%)	9mo	$215,000	$159	36

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-4,734
• Equity at exit: $17,147

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $2,554
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$265 /mo · $3,175/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $287

Break-even live

Break-even rent $1,159

Max offer price $115,000

Occupancy floor 76%

Sensitivity live

Price	-10% $352	-5% $319	+0% $287	+5% $254	+10% $222
Rent	-10% $167	-5% $227	+0% $287	+5% $347	+10% $407
Rate	-1.0pp $345	-0.5pp $316	base $287	+0.5pp $257	+1.0pp $227

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1716 Palm Valley Dr W Harlingen, TX	2.0	2.0	1180	$1,450	$1.23	14d	1	1.22mi
17931 Spruce St Harlingen, TX	3.0	2.0	1284	$1,850	$1.44	44d	1	1.22mi
1007 El Paso Cir Harlingen, TX	3.0	2.0	1201	$1,600	$1.33	44d	1	1.23mi
23861 Ellie Ln Harlingen, TX	3.0	2.0	1220	$1,650	$1.35	22d	1	1.30mi

Listing history 17 events

1. 2026-06-18
   days on market $115,000 Active 353 DOM
2. 2026-06-17
   days on market $115,000 Active 352 DOM
3. 2026-06-16
   days on market $115,000 Active 351 DOM
4. 2026-06-15
   days on market $115,000 Active 350 DOM
5. 2026-06-14
   days on market $115,000 Active 348 DOM
6. 2026-06-10
   days on market $115,000 Active 345 DOM
7. 2026-06-09
   days on market $115,000 Active 344 DOM
8. 2026-06-08
   days on market $115,000 Active 343 DOM
9. 2026-06-07
   days on market $115,000 Active 342 DOM
10. 2026-06-03
    days on market $115,000 Active 338 DOM
11. 2026-06-02
    days on market $115,000 Active 337 DOM
12. 2026-06-01
    days on market $115,000 Active 336 DOM
13. 2026-05-31
    days on market $115,000 Active 335 DOM
14. 2026-05-30
    days on market $115,000 Active 334 DOM
15. 2026-05-11
    price $115,000 272-char remark

    Show marketing remark (272 chars)

    Charming 2 bedrooms, 2 full baths. This Move in Ready home is the perfect opportunity for first time home buyers or Investors. Recent updates include : Freshly Painted, New windows, New water Heater, Reinforced Pilings. Spacious lot with potential to add a bonus room!!!!

16. 2025-08-25
    price $120,000 272-char remark

    Show marketing remark (272 chars)

    Charming 2 bedrooms, 2 full baths. This Move in Ready home is the perfect opportunity for first time home buyers or Investors. Recent updates include : Freshly Painted, New windows, New water Heater, Reinforced Pilings. Spacious lot with potential to add a bonus room!!!!

17. 2025-06-30
    listed $130,000 Active 272-char remark

    Show marketing remark (272 chars)

    Charming 2 bedrooms, 2 full baths. This Move in Ready home is the perfect opportunity for first time home buyers or Investors. Recent updates include : Freshly Painted, New windows, New water Heater, Reinforced Pilings. Spacious lot with potential to add a bonus room!!!!

ⓘ 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: $3,175 · $265/mo
• Projected year-2 tax: $3,175 · $265/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $18,264
• − Mortgage interest: −$6,442
• − Property taxes: −$3,175
• − Insurance: −$575
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$3,345
• Taxable income: $1,804
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $3,008/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.

Condition & rehab AI · 11 photos

Average 55/100 Cosmetic rehab

This move-in ready home offers a good opportunity for first-time buyers or investors. Recent updates include fresh paint and new windows, but some minor repairs and maintenance are needed.

Repairs flagged

• Minor paint — existing paint on walls
• Minor windows — existing windows
• Minor HVAC — existing units

Value-add opportunities

• Both paint — Fresh paint can improve curb appeal and interior aesthetics
• Both HVAC — Upgrading HVAC can improve comfort and energy efficiency
• Both landscaping — Landscaping can enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · existing paint on walls	Minor	$500–3,000
windows · existing windows	Minor	$500–3,000
HVAC · existing units	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both HVAC — Upgrading HVAC can improve comfort and energy efficiency ↑
• Both landscaping — Landscaping can enhance curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Primera

• Score: 57/100
• State rank: #1263
• US rank: #21994

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D+ Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Primera, TX
• County: Cameron County · 310,734 people
• 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

-11.5% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $115,000 RGVMLS
• 2025-08-25 Price Changed $120,000 RGVMLS
• 2025-06-30 Listed $130,000 RGVMLS