910 E Filmore Ave · Harlingen, TX 78550

$87,000

2 bd · 1.0 ba · 1,165 sqft · SingleFamily public records · 29 Days on market

Built 1940 7,000 sqft lot $75/sqft · 45% below area Est $160k · 45% under ↓ 38% since listing

---

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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +7.5/10.0
• 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

An appealing 3-bedroom, 1-bath investor special offering strong value-add potential and upside opportunity. The home features a functional layout with classic character, providing a solid framework for cosmetic updates, modernization, and overall value enhancement. The property also includes a detached quarters that can be leveraged as an efficiency unit, creating additional income-producing potential and ideal cash flow and ROI strategy. Flexible use options also include guest accommodations, home office, or studio setup, adding versatility for future repositioning. Overall, this property presents a strong opportunity for value enhancement, rental optimization, and long-term appreciation through strategic improvements.

Key facts

• Guest accommodations
• Detached quarters
• Studio setup

Tags

• DETACHED QUARTERS
• EFFICIENCY UNIT
• GUEST ACCOMMODATIONS
• HOME OFFICE
• STUDIO SETUP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $601 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 29 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,695 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.25% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 6.7

CMA / ARV

• ARV (median comp): $159,573
• List price: $87,000
• Delta: -45.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 E Pierce Ave	0.09mi	3/2.0 (+1)	1,295 (+11%)	19mo	$226,625	$175	52
710 5th St	0.31mi	3/1.0 (+1)	1,008 (-14%)	7mo	$160,000	$159	52
806 E Buchanan St E	0.16mi	3/2.0 (+1)	1,256 (+8%)	24mo	$210,000	$167	50
617 S 16th St	0.48mi	2/2.0	1,010 (-13%)	20mo	$169,900	$168	35
210 E Cleveland Ave	0.62mi	3/2.0 (+1)	1,336 (+15%)	4mo	$159,900	$120	34

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,401
• Equity at exit: $12,972

10-year hold

• IRR: 7.7%
• Equity multiple: 1.60×
• Total profit: $14,564
• Equity at exit: $7,522

Cash invested: $24,360 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,085 high
• Mortgage (P&I): −$456
• Tax from tax record: −$190 /mo · $2,281/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $175

Break-even live

Break-even rent $864

Max offer price $87,000

Occupancy floor 79%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
619 E Pierce Ave Harlingen, TX	2.0	1.0	1000	$800	$0.80	44d	1	0.21mi
204 S 7th St Harlingen, TX	2.0	1.0	713	$725	$1.02	21d	1	0.42mi
709 E Jackson St Harlingen, TX	2.0	1.0	1100	$1,050	$0.95	14d	1	0.51mi
504 Rock Cir Unit 1 Harlingen, TX	2.0	1.5	1050	$925	$0.88	21d	1	0.54mi
1722 Stone Dr Unit 2 Harlingen, TX	2.0	2.5	1100	$1,000	$0.91	44d	1	0.58mi
1725 Clinton St Unit A Harlingen, TX	2.0	2.0	807	$1,295	$1.60	44d	1	0.58mi
1725 Clinton St Unit A Harlingen, TX	2.0	2.0	807	$1,295	$1.60	21d	1	0.58mi
1600 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1050	$1,495	$1.42	44d	1	0.59mi
1604 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1050	$1,495	$1.42	44d	1	0.59mi
1704 Clinton St Unit 2 Harlingen, TX	2.0	2.0	956	$1,295	$1.35	44d	1	0.63mi
1704 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1010	$1,495	$1.48	44d	1	0.63mi
1704 Clinton St Unit 2 Harlingen, TX	2.0	2.0	1010	$1,295	$1.28	21d	1	0.63mi
1902 E Tyler Ave Harlingen, TX	2.0–3.0	1.0–2.0	1007	$903	$0.90	14d	6	0.69mi
409 E Madison Ave Unit 4 Harlingen, TX	2.0	1.0	770	$750	$0.97	44d	1	0.73mi
1501 Sam Houston Dr Apt 6H Harlingen, TX	2.0	1.5	1015	$775	$0.76	44d	1	0.79mi
2002 E Van Buren Ave Harlingen, TX	2.0	1.0	1062	$1,150	$1.08	21d	1	0.79mi
1501 Sam Houston Dr Harlingen, TX	1.0	1.0	752	$650	$0.86	14d	1	0.81mi
1501 Sam Houston Dr Harlingen, TX	3.0	1.5	1216	$1,004	$0.83	44d	1	0.81mi
1501 Sam Houston Dr Harlingen, TX	1.0	1.0	752	$650	$0.86	44d	1	0.81mi
106 S A St Harlingen, TX	1.0–2.0	1.0–2.0	877	$850	$0.97	14d	3	0.81mi
501 W Pierce Ave Harlingen, TX	3.0	2.0	847	$950	$1.12	21d	1	0.88mi
2014 E Monroe Ave Harlingen, TX	3.0	1.0	1148	$1,350	$1.18	21d	1	0.89mi
1608 Sam Houston Dr Harlingen, TX	1.0–2.0	1.0–2.0	790	$839	$1.06	14d	11	0.90mi
1802 E Washington Ave Unit 54 Harlingen, TX	2.0	2.0	1024	$900	$0.88	14d	1	0.93mi
1802 E Washington Ave Unit 94 Harlingen, TX	3.0	2.0	1056	$825	$0.78	14d	1	0.93mi
1802 E Washington Ave Unit 56 Harlingen, TX	2.0	2.0	1024	$995	$0.97	14d	1	0.93mi
1802 E Washington Ave Unit 44 Harlingen, TX	3.0	2.0	1056	$1,050	$0.99	14d	1	0.93mi
1802 E Washington Ave Unit 14 Harlingen, TX	2.0	1.0	768	$875	$1.14	14d	1	0.93mi
1802 E Washington Ave Unit 45 Harlingen, TX	2.0	1.5	858	$875	$1.02	14d	1	0.93mi
1802 E Washington Ave Unit 96 Harlingen, TX	2.0	1.0	768	$825	$1.07	14d	1	0.93mi
1802 E Washington Ave Harlingen, TX	1.0–3.0	1.0–2.0	848	$888	$1.05	21d	1	0.95mi
717 E Jim Hogg Ave Harlingen, TX	3.0	1.0	1039	$1,200	$1.15	14d	1	1.03mi
2405 E Van Buren Ave Harlingen, TX	3.0	1.0	1370	$1,350	$0.99	44d	1	1.05mi
1809 Pease St Unit B Harlingen, TX	3.0	2.0	1442	$2,500	$1.73	44d	1	1.05mi
813 W Arroyo Park Ln Apt B Harlingen, TX	3.0	2.5	1200	$1,300	$1.08	44d	1	1.07mi
3509 N Arroyo Park Ln Unit B Harlingen, TX	3.0	2.0	1244	$1,450	$1.17	44d	1	1.07mi
3613 N Arroyo Park Ln Apt 3 Harlingen, TX	2.0	2.5	1200	$1,195	$1.00	44d	1	1.09mi
3701 N Arroyo Park Ln Unit 2 Harlingen, TX	3.0	2.5	1400	$1,400	$1.00	14d	1	1.10mi
801 W Arroyo Park Ln Unit 2 Harlingen, TX	1.0	1.0	700	$775	$1.11	21d	1	1.11mi
818 W Buchanan St Harlingen, TX	3.0	2.0	1406	$1,350	$0.96	44d	1	1.12mi

Listing history 45 events

1. 2026-04-20
   listed $87,000 Active 729-char remark

   Show marketing remark (729 chars)

   An appealing 3-bedroom, 1-bath investor special offering strong value-add potential and upside opportunity. The home features a functional layout with classic character, providing a solid framework for cosmetic updates, modernization, and overall value enhancement. The property also includes a detached quarters that can be leveraged as an efficiency unit, creating additional income-producing potential and ideal cash flow and ROI strategy. Flexible use options also include guest accommodations, home office, or studio setup, adding versatility for future repositioning. Overall, this property presents a strong opportunity for value enhancement, rental optimization, and long-term appreciation through strategic improvements.

2. 2026-04-13
   soldstatus
3. 2026-02-01
   price $119,550
4. 2026-01-24
   price $119,600
5. 2026-01-12
   price $119,630
6. 2025-12-11
   price $119,640
7. 2025-11-22
   price $119,650
8. 2025-11-20
   price $119,670
9. 2025-11-11
   price $119,680
10. 2025-11-07
    price $119,690
11. 2025-11-05
    price $119,700
12. 2025-10-31
    price $119,710
13. 2025-10-30
    price $119,720
14. 2025-10-29
    price $119,730
15. 2025-10-27
    price $119,740
16. 2025-10-22
    price $119,750
17. 2025-10-16
    price $119,760
18. 2025-10-15
    price $119,770
19. 2025-10-14
    price $119,780
20. 2025-10-08
    price $119,790
21. 2025-10-07
    price $119,800
22. 2025-10-05
    price $119,810
23. 2025-10-04
    price $119,820
24. 2025-10-03
    price $119,830
25. 2025-10-02
    price $119,840
26. 2025-10-01
    price $119,850
27. 2025-09-30
    price $119,860
28. 2025-09-29
    price $119,870
29. 2025-09-28
    price $119,880
30. 2025-09-27
    price $119,890
31. 2025-09-25
    price $119,900
32. 2025-09-24
    price $119,910
33. 2025-09-23
    price $119,920
34. 2025-09-22
    price $119,930
35. 2025-09-21
    price $119,940
36. 2025-09-20
    price $119,950
37. 2025-09-19
    price $119,960
38. 2025-09-18
    price $119,970
39. 2025-09-17
    price $119,980
40. 2025-09-15
    price $119,990
41. 2025-07-05
    price $120,000
42. 2025-06-09
    price $140,000
43. 2025-02-11
    soldstatus
44. 2006-03-27
    soldstatus
45. 1997-04-29
    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: $2,281 · $190/mo
• Projected year-2 tax: $2,281 · $190/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $13,024
• − Mortgage interest: −$4,873
• − Property taxes: −$2,281
• − Insurance: −$435
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$2,531
• Taxable income: $820
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $1,902/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

-37.9% since first listed

45 events — show timeline

• 2026-04-20 Listed $87,000 RGVMLS
• 2026-04-13 Sold (Public Records) — Public Records
• 2026-02-01 Price Changed $119,550 RGVMLS
• 2026-01-24 Price Changed $119,600 RGVMLS
• 2026-01-12 Price Changed $119,630 RGVMLS
• 2025-12-11 Price Changed $119,640 RGVMLS
• 2025-11-22 Price Changed $119,650 RGVMLS
• 2025-11-20 Price Changed $119,670 RGVMLS
• 2025-11-11 Price Changed $119,680 RGVMLS
• 2025-11-07 Price Changed $119,690 RGVMLS
• 2025-11-05 Price Changed $119,700 RGVMLS
• 2025-10-31 Price Changed $119,710 RGVMLS
• 2025-10-30 Price Changed $119,720 RGVMLS
• 2025-10-29 Price Changed $119,730 RGVMLS
• 2025-10-27 Price Changed $119,740 RGVMLS
• 2025-10-22 Price Changed $119,750 RGVMLS
• 2025-10-16 Price Changed $119,760 RGVMLS
• 2025-10-15 Price Changed $119,770 RGVMLS
• 2025-10-14 Price Changed $119,780 RGVMLS
• 2025-10-08 Price Changed $119,790 RGVMLS
• 2025-10-07 Price Changed $119,800 RGVMLS
• 2025-10-05 Price Changed $119,810 RGVMLS
• 2025-10-04 Price Changed $119,820 RGVMLS
• 2025-10-03 Price Changed $119,830 RGVMLS
• 2025-10-02 Price Changed $119,840 RGVMLS
• 2025-10-01 Price Changed $119,850 RGVMLS
• 2025-09-30 Price Changed $119,860 RGVMLS
• 2025-09-29 Price Changed $119,870 RGVMLS
• 2025-09-28 Price Changed $119,880 RGVMLS
• 2025-09-27 Price Changed $119,890 RGVMLS
• 2025-09-25 Price Changed $119,900 RGVMLS
• 2025-09-24 Price Changed $119,910 RGVMLS
• 2025-09-23 Price Changed $119,920 RGVMLS
• 2025-09-22 Price Changed $119,930 RGVMLS
• 2025-09-21 Price Changed $119,940 RGVMLS
• 2025-09-20 Price Changed $119,950 RGVMLS
• 2025-09-19 Price Changed $119,960 RGVMLS
• 2025-09-18 Price Changed $119,970 RGVMLS
• 2025-09-17 Price Changed $119,980 RGVMLS
• 2025-09-15 Price Changed $119,990 RGVMLS
• 2025-07-05 Price Changed $120,000 RGVMLS
• 2025-06-09 Price Changed $140,000 RGVMLS
• 2025-02-11 Sold (Public Records) — Public Records
• 2006-03-27 Sold (Public Records) — Public Records
• 1997-04-29 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,281 · -2.9% YoY. Source: county tax records.