301 N Oscar St · Primera, TX 78552

$95,000

4 bd · 2.0 ba · 1,368 sqft · Other · 23 Days on market

Built 1967 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable 4 Bed / 2 Bath Home & acirc; & euro; & ldquo; Cash or Owner Financing Available! Don & acirc; & euro; & trade; t miss this great opportunity to own a 4 bedroom, 2 bathroom home with 1200 sqft of living space. This property features central A/C to keep you comfortable year-round and a brand new roof, giving you peace of mind on major expenses. Outside, you & acirc; & euro; & trade; ll find a spacious backyard that includes a trailer and a large shed & acirc; & euro; & rdquo; perfect for extra storage, workspace, or additional use. ?? Pricing Options: Cash Price: $95,000 Owner Financing: $130,000 $20,000 down 12% interest This is

Key facts

• Spacious backyard
• Brand new roof
• Central a/c

Tags

• CENTRAL A/C
• BRAND NEW ROOF
• SPACIOUS BACKYARD
• LARGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 30% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($94k) 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1967 — 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 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?
5. 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?
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: 1.86% ✓
• Cap rate: 15.67%
• Cash-on-cash: 33.50%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.01×
• Total profit: $26,735
• Equity at exit: $14,165

10-year hold

• IRR: 31.1%
• Equity multiple: 3.41×
• Total profit: $64,227
• 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 78552

• Home prices YoY: -13.8%
• Rents YoY: -1.9%
• Active inventory: 534
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,771 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $743

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 53%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17931 Spruce St Harlingen, TX	3.0	2.0	1284	$1,850	$1.44	43d	1	1.19mi
1007 El Paso Cir Harlingen, TX	3.0	2.0	1201	$1,600	$1.33	43d	1	1.30mi
23861 Ellie Ln Harlingen, TX	3.0	2.0	1220	$1,650	$1.35	21d	1	1.41mi

Listing history 15 events

1. 2026-06-18
   days on market $95,000 Active 23 DOM
2. 2026-06-17
   days on market $95,000 Active 22 DOM
3. 2026-06-16
   days on market $95,000 Active 21 DOM
4. 2026-06-15
   days on market $95,000 Active 20 DOM
5. 2026-06-14
   days on market $95,000 Active 18 DOM
6. 2026-06-10
   days on market $95,000 Active 15 DOM
7. 2026-06-09
   days on market $95,000 Active 14 DOM
8. 2026-06-09
   days on market $95,000 Active 13 DOM
9. 2026-06-07
   days on market $95,000 Active 12 DOM
10. 2026-06-03
    days on market $95,000 Active 8 DOM
11. 2026-06-02
    days on market $95,000 Active 7 DOM
12. 2026-06-01
    days on market $95,000 Active 6 DOM
13. 2026-05-31
    days on market $95,000 Active 5 DOM
14. 2026-05-30
    days on market $95,000 Active 4 DOM
15. 2026-05-26
    listed $95,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $21,251
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$2,764
• Taxable income: $7,866
• Est. tax owed @ 24.0%: −$1,888
• After-tax cash flow: $7,022/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 · 1 photo

Fair 45/100 Moderate rehab

This home requires significant repairs and maintenance, including exterior siding, flooring, and landscaping, to improve its condition and value.

Repairs flagged

• Major exterior siding — The siding appears weathered and possibly damaged in places.
• Major flooring — The flooring in the visible areas appears worn and uneven.
• Major interior walls/paint — The interior walls and paint appear to be in need of repair and repainting.
• Major landscaping — The landscaping appears overgrown and unkempt, which detracts from the curb appeal.

Value-add opportunities

• Both painting the interior and exterior — Painting will improve the home's appearance and curb appeal, making it more attractive to potential buyers or renters.
• Both landscaping and yard maintenance — A well-maintained yard and landscaping can significantly enhance the home's curb appeal and overall value.
• Both replacing worn flooring — Replacing worn flooring will improve the home's condition and make it more appealing to potential buyers or renters.
• Both repairing exterior siding — Repairing the exterior siding will address a major issue and improve the home's overall appearance and value.
• Both HVAC maintenance or replacement — Ensuring the HVAC system is in good condition will improve comfort and energy efficiency, which is important for both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The siding appears weathered and possibly damaged in places.	Major	$15,000–50,000
flooring · The flooring in the visible areas appears worn and uneven.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint appear to be in need of repair and repainting.	Major	$15,000–50,000
landscaping · The landscaping appears overgrown and unkempt, which detracts from the curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both painting the interior and exterior — Painting will improve the home's appearance and curb appeal, making it more attractive to potential buyers or renters. ↑
• Both landscaping and yard maintenance — A well-maintained yard and landscaping can significantly enhance the home's curb appeal and overall value. ↑
• Both replacing worn flooring — Replacing worn flooring will improve the home's condition and make it more appealing to potential buyers or renters. ↑
• Both repairing exterior siding — Repairing the exterior siding will address a major issue and improve the home's overall appearance and value. ↑
• Both HVAC maintenance or replacement — Ensuring the HVAC system is in good condition will improve comfort and energy efficiency, which is important for both resale and rental 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

1 event — show timeline

• 2026-05-26 Listed $95,000 FSBO.com