22899 N Angel St · Primera, TX 78552

$85,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 35 Days on market

Built 1970 7,250 sqft lot

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 2-bedroom home offering efficient use of 750 sq ft with bright living spaces, functional layout, and low-maintenance living. Ideal for first-time buyers, downsizers, or investors. Sold As-Is!

Key facts

• 7,250 sq ft lot
• Parking
• Built 1970

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 1 covered parking space; 1 carport (no garage)
• Utilities: City sewer; Public water; Electric service for heating and cooling
• Home design: Not a new construction; Living area source: Cameron CAD
• Construction: Wood siding exterior; Pillar/post/pier foundation
• Exterior features: Privacy wood fencing; Paved road access; Composition shingle roof; Public water

Interior

• Kitchen: Gas stove/range; Electric water heater
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Tile flooring; Drapes on windows; Countertops: other material
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% 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+, crime D-, amenities 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: Wilson El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 393 students, 86% FRL); Gutierrez Middle (math 26% / reading 31%, grade F, #1,122 of 1,662 statewide, top 69%, 819 students, 71% FRL); Harlingen H S (math 32% / reading 22%, grade F, #1,204 of 1,632 statewide, top 75%, 1,942 students, 82% FRL).
• Market conditions: Rents soft (-1.9%/yr); 534 active listings in the ZIP; 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 $588 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 35 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $85k implies a 193% gain — meaningful room to come down on a strong offer.

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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1970 — 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: 1.36% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.89%
• DSCR: 1.71
• GRM: 6.1

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: 3.3%
• Equity multiple: 1.12×
• Total profit: $2,940
• Equity at exit: $12,674

10-year hold

• IRR: 9.7%
• Equity multiple: 1.65×
• Total profit: $15,428
• Equity at exit: $7,349

Cash invested: $23,800 (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 78552

• Home prices YoY: -13.8%
• Rents YoY: -1.9%
• Active inventory: 534
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $315

Break-even live

Break-even rent $755

Max offer price $85,000

Occupancy floor 68%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $85,000 Active 35 DOM
2. 2026-06-17
   days on market $85,000 Active 34 DOM
3. 2026-06-16
   days on market $85,000 Active 33 DOM
4. 2026-06-15
   days on market $85,000 Active 32 DOM
5. 2026-06-14
   days on market $85,000 Active 30 DOM
6. 2026-06-10
   days on market $85,000 Active 27 DOM
7. 2026-06-09
   days on market $85,000 Active 26 DOM
8. 2026-06-08
   days on market $85,000 Active 25 DOM
9. 2026-06-07
   days on market $85,000 Active 24 DOM
10. 2026-06-03
    days on market $85,000 Active 20 DOM
11. 2026-06-02
    days on market $85,000 Active 19 DOM
12. 2026-06-01
    days on market $85,000 Active 18 DOM
13. 2026-05-31
    days on market $85,000 Active 17 DOM
14. 2026-05-30
    days on market $85,000 Active 16 DOM
15. 2026-05-14
    listed $90,000 Active
16. 2026-05-13
    listed $90,000 Active 196-char remark

    Show marketing remark (196 chars)

    Cozy 2-bedroom home offering efficient use of 750 sq ft with bright living spaces, functional layout, and low-maintenance living. Ideal for first-time buyers, downsizers, or investors. Sold As-Is!

17. 2024-04-26
    price $79,000
18. 2016-03-17
    soldstatus
19. 2009-05-14
    soldstatus $29,000
20. 1990-03-01
    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: $1,387 · $116/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$168/yr (+$14/mo · 12.1%)

ⓘ 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 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: $13,852
• − Mortgage interest: −$4,761
• − Property taxes: −$1,387
• − Insurance: −$425
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$2,473
• Taxable income: $2,590
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $3,161/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 — 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

+210.3% since first listed

6 events — show timeline

• 2026-05-14 Listed $90,000 MCALLENMLS
• 2026-05-13 Listed $90,000 RGVMLS
• 2024-04-26 Price Changed $79,000 RGVMLS
• 2016-03-17 Sold (Public Records) — Public Records
• 2009-05-14 Sold (Public Records) $29,000 Public Records
• 1990-03-01 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,387 · +12.0% YoY. Source: county tax records.