925 W Wright St · Harlingen, TX 78550

$60,000

2 bd · 2.0 ba · 760 sqft · SingleFamily public records · 56 Days on market

Built 1950 2,750 sqft lot $79/sqft · 41% below area Est $101k · 41% under ↓ 21% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This charming 2-bedroom, 2-bath home offers a cozy layout and a fantastic opportunity to make it your own. Ideally located with convenient access to nearby schools, restaurants, shopping, and the expressway. This property is perfectly situated for everyday ease and connectivity.

Key facts

• 2,750 sq ft lot
• Built 1950
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k.

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 $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago 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

• Watch-outs: property tax is 2.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1950 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.73% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.36%
• DSCR: 2.13
• GRM: 4.8

CMA / ARV

• ARV (median comp): $101,142
• List price: $60,000
• Delta: -40.68%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.45% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 1.80×
• Total profit: $13,410
• Equity at exit: $8,946

10-year hold

• IRR: 28.2%
• Equity multiple: 3.56×
• Total profit: $42,947
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,041 high
• Mortgage (P&I): −$315
• Tax from tax record: −$128 /mo · $1,530/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $355

Break-even live

Break-even rent $591

Max offer price $60,000

Occupancy floor 61%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 W Pierce Ave Harlingen, TX	3.0	2.0	847	$950	$1.12	21d	1	0.41mi
1005 W Garfield St Apt C2 Harlingen, TX	2.0	2.0	1120	$995	$0.89	21d	1	0.57mi
106 S A St Harlingen, TX	1.0–2.0	1.0–2.0	877	$850	$0.97	13d	3	0.64mi
902 N D St Unit A Harlingen, TX	3.0	2.0	850	$825	$0.97	43d	1	0.98mi
409 E Madison Ave Unit 4 Harlingen, TX	2.0	1.0	770	$750	$0.97	43d	1	1.00mi
619 E Pierce Ave Harlingen, TX	2.0	1.0	1000	$800	$0.80	43d	1	1.05mi
204 S 7th St Harlingen, TX	2.0	1.0	713	$725	$1.02	21d	1	1.07mi
917 N 1st St Unit 917 Harlingen, TX	2.0	1.0	700	$770	$1.10	43d	1	1.13mi
709 E Jackson St Harlingen, TX	2.0	1.0	1100	$1,050	$0.95	13d	1	1.14mi
1600 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1050	$1,495	$1.42	43d	1	1.29mi
1604 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1050	$1,495	$1.42	43d	1	1.30mi
1725 Clinton St Unit A Harlingen, TX	2.0	2.0	807	$1,295	$1.60	43d	1	1.35mi
1725 Clinton St Unit A Harlingen, TX	2.0	2.0	807	$1,295	$1.60	21d	1	1.35mi
1704 Clinton St Unit 2 Harlingen, TX	2.0	2.0	956	$1,295	$1.35	43d	1	1.36mi
1704 Clinton St Unit 1 Harlingen, TX	3.0	2.0	1010	$1,495	$1.48	43d	1	1.36mi
1704 Clinton St Unit 2 Harlingen, TX	2.0	2.0	1010	$1,295	$1.28	21d	1	1.36mi
717 E Jim Hogg Ave Harlingen, TX	3.0	1.0	1039	$1,200	$1.15	13d	1	1.42mi

Listing history 26 events

1. 2026-06-10
   days on market $60,000 Active 56 DOM
2. 2026-06-09
   days on market $60,000 Active 55 DOM
3. 2026-06-08
   days on market $60,000 Active 54 DOM
4. 2026-06-07
   days on market $60,000 Active 53 DOM
5. 2026-06-03
   days on market $60,000 Active 49 DOM
6. 2026-06-02
   days on market $60,000 Active 48 DOM
7. 2026-06-01
   days on market $60,000 Active 47 DOM
8. 2026-05-31
   days on market $60,000 Active 46 DOM
9. 2026-05-30
   days on market $60,000 Active 45 DOM
10. 2026-04-15
    listed $60,000 Active 279-char remark

    Show marketing remark (279 chars)

    This charming 2-bedroom, 2-bath home offers a cozy layout and a fantastic opportunity to make it your own. Ideally located with convenient access to nearby schools, restaurants, shopping, and the expressway. This property is perfectly situated for everyday ease and connectivity.

11. 2023-05-18
    soldstatus
12. 2023-05-17
    soldstatus Closed 521-char remark

    Show marketing remark (521 chars)

    This charming renovated home features 2 bedrooms and 2 bathrooms. Home is freshly painted, new roof, new flooring, new heating/cooling mini split, new lighting, new privacy fence, new windows, tiled showers. A 144 sq. ft solid masonry storage is on site, which can be utilized as an extra room/office. Access to alley, centrally located in the heart of Harlingen. Located within distance to schools, restaurants, HEB and Wal-Mart. Don't miss out on this opportunity. Schedule your appointment today. This home won't last!

13. 2023-04-24
    status Pending 521-char remark

    Show marketing remark (521 chars)

    This charming renovated home features 2 bedrooms and 2 bathrooms. Home is freshly painted, new roof, new flooring, new heating/cooling mini split, new lighting, new privacy fence, new windows, tiled showers. A 144 sq. ft solid masonry storage is on site, which can be utilized as an extra room/office. Access to alley, centrally located in the heart of Harlingen. Located within distance to schools, restaurants, HEB and Wal-Mart. Don't miss out on this opportunity. Schedule your appointment today. This home won't last!

14. 2023-04-07
    price $95,000 521-char remark

    Show marketing remark (521 chars)

    This charming renovated home features 2 bedrooms and 2 bathrooms. Home is freshly painted, new roof, new flooring, new heating/cooling mini split, new lighting, new privacy fence, new windows, tiled showers. A 144 sq. ft solid masonry storage is on site, which can be utilized as an extra room/office. Access to alley, centrally located in the heart of Harlingen. Located within distance to schools, restaurants, HEB and Wal-Mart. Don't miss out on this opportunity. Schedule your appointment today. This home won't last!

15. 2023-02-06
    status Active 521-char remark

    Show marketing remark (521 chars)

    This charming renovated home features 2 bedrooms and 2 bathrooms. Home is freshly painted, new roof, new flooring, new heating/cooling mini split, new lighting, new privacy fence, new windows, tiled showers. A 144 sq. ft solid masonry storage is on site, which can be utilized as an extra room/office. Access to alley, centrally located in the heart of Harlingen. Located within distance to schools, restaurants, HEB and Wal-Mart. Don't miss out on this opportunity. Schedule your appointment today. This home won't last!

16. 2023-02-06
    price $99,000 521-char remark

    Show marketing remark (521 chars)

    This charming renovated home features 2 bedrooms and 2 bathrooms. Home is freshly painted, new roof, new flooring, new heating/cooling mini split, new lighting, new privacy fence, new windows, tiled showers. A 144 sq. ft solid masonry storage is on site, which can be utilized as an extra room/office. Access to alley, centrally located in the heart of Harlingen. Located within distance to schools, restaurants, HEB and Wal-Mart. Don't miss out on this opportunity. Schedule your appointment today. This home won't last!

17. 2022-12-30
    listed $99,500 Active 521-char remark

    Show marketing remark (521 chars)

    This charming renovated home features 2 bedrooms and 2 bathrooms. Home is freshly painted, new roof, new flooring, new heating/cooling mini split, new lighting, new privacy fence, new windows, tiled showers. A 144 sq. ft solid masonry storage is on site, which can be utilized as an extra room/office. Access to alley, centrally located in the heart of Harlingen. Located within distance to schools, restaurants, HEB and Wal-Mart. Don't miss out on this opportunity. Schedule your appointment today. This home won't last!

18. 2022-12-01
    soldstatus
19. 2022-11-29
    soldstatus Closed
20. 2022-11-12
    status Pending
21. 2022-11-08
    price $60,000
22. 2022-10-13
    status Active
23. 2022-10-13
    price $70,000
24. 2022-09-09
    listed $76,000 Active
25. 2022-05-19
    soldstatus
26. 2013-11-05
    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: $1,530 · $128/mo
• Projected year-2 tax: $1,530 · $128/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) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $12,489
• − Mortgage interest: −$3,361
• − Property taxes: −$1,530
• − Insurance: −$300
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$1,745
• Taxable income: $3,554
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $3,407/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

-21.1% since first listed

17 events — show timeline

• 2026-04-15 Listed $60,000 RGVMLS
• 2023-05-18 Sold (Public Records) — Public Records
• 2023-05-17 Sold (MLS) — RGVMLS
• 2023-04-24 Pending — RGVMLS
• 2023-04-07 Price Changed $95,000 RGVMLS
• 2023-02-06 Relisted — RGVMLS
• 2023-02-06 Price Changed $99,000 RGVMLS
• 2022-12-30 Listed $99,500 RGVMLS
• 2022-12-01 Sold (Public Records) — Public Records
• 2022-11-29 Sold (MLS) — RGVMLS
• 2022-11-12 Pending — RGVMLS
• 2022-11-08 Price Changed $60,000 RGVMLS
• 2022-10-13 Relisted — RGVMLS
• 2022-10-13 Price Changed $70,000 RGVMLS
• 2022-09-09 Listed $76,000 RGVMLS
• 2022-05-19 Sold (Public Records) — Public Records
• 2013-11-05 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,530 · -1.8% YoY. Source: county tax records.