1019 5th St · Harlingen, TX 78552

$125,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 201 Days on market

Built 1960 Fair condition 7,000 sqft lot $125/sqft · 29% below area Est $175k · 29% under

---

Why this score? — see what drove the C- 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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.2/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently remodeled Home in Harlingen. Has 2 Bedrooms, and 1 Bathroom. Move in ready in the Harlingen area.

Key facts

• 7,000 sq ft lot
• Built 1960
• Listed 200 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (1.2% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.9% 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-, commute F, employment 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: Lamar El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 426 students, 92% FRL); Moises Vela Middle (math 27% / reading 30%, grade F, #1,122 of 1,662 statewide, top 69%, 742 students, 67% FRL); Harlingen H S - South (math 47% / reading 17%, grade F, #1,044 of 1,632 statewide, top 66%, 1,571 students, 75% FRL) — zoned schools at 78% FRL track the district average.
• Market conditions: Rents soft (-1.9%/yr); 653 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $864 of loan paydown is wiped out by about $4k 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 201 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $175,323
• List price: $125,000
• Delta: -28.70%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4403 Botts Ave	1.40mi	3/2.0 (+1)	1,060 (+6%)	8mo	$149,900	$141	39
4346 Casamigos St	0.52mi	3/2.0 (+1)	1,238 (+24%)	4mo	$231,900	$187	39
26300 Paloma Ln	0.59mi	3/1.5 (+1)	1,056 (+6%)	28mo	$151,000	$143	36
1802 W Arbor St	1.35mi	3/2.0 (+1)	1,136 (+14%)	1mo	$205,000	$180	33
156 Chippewa Cir	0.90mi	2/2.0	950 (-5%)	31mo	$70,000	$74	33
517 S L St	1.49mi	3/2.0 (+1)	1,043 (+4%)	23mo	$125,000	$120	30
2125 Tucker Rd	0.90mi	3/2.0 (+1)	1,178 (+18%)	2mo	$115,000	$98	30
3017 S Vista Verde Cir S	1.48mi	3/2.0 (+1)	1,197 (+20%)	3mo	$112,800	$94	28
180 Chippewa Cir	0.90mi	2/2.0	1,098 (+10%)	21mo	$169,900	$155	27
918 N T St	1.48mi	3/1.5 (+1)	1,113 (+11%)	16mo	$179,000	$161	26
2101 W Ann Arbor St	1.32mi	3/2.0 (+1)	1,219 (+22%)	8mo	$205,000	$168	24
1606 Sundown Dr	0.81mi	3/2.0 (+1)	1,238 (+24%)	22mo	$189,900	$153	12

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: -13.7%
• Equity multiple: 0.52×
• Total profit: $-16,740
• Equity at exit: $18,638

10-year hold

• IRR: -10.5%
• Equity multiple: 0.45×
• Total profit: $-19,324
• Equity at exit: $10,808

Cash invested: $35,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 3 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $135,000 ($112/sqft)
• Median days on market: 44 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +55.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78552

• Home prices YoY: -13.8%
• Rents YoY: -1.9%
• Active inventory: 653
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $112

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 86%

Sensitivity live

Price	-10% $198	-5% $155	+0% $112	+5% $69	+10% $25
Rent	-10% $14	-5% $63	+0% $112	+5% $161	+10% $209
Rate	-1.0pp $175	-0.5pp $144	base $112	+0.5pp $79	+1.0pp $46

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: $31,250
• Closing costs: $3,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 S Palm Court Dr Harlingen, TX	1.0–3.0	1.0–2.0	873	$1,198	$1.37	62d	18	0.25mi

Listing history 50 events

1. 2026-08-08
   days on market $125,000 Active 201 DOM
2. 2026-08-07
   days on market $125,000 Active 200 DOM
3. 2026-08-06
   days on market $125,000 Active 199 DOM
4. 2026-08-05
   days on market $125,000 Active 198 DOM
5. 2026-08-04
   days on market $125,000 Active 197 DOM
6. 2026-08-03
   days on market $125,000 Active 196 DOM
7. 2026-07-31
   days on market $125,000 Active 193 DOM
8. 2026-07-29
   days on market $125,000 Active 191 DOM
9. 2026-07-27
   days on market $125,000 Active 189 DOM
10. 2026-07-25
    days on market $125,000 Active 187 DOM
11. 2026-07-23
    days on market $125,000 Active 185 DOM
12. 2026-07-22
    days on market $125,000 Active 184 DOM
13. 2026-07-21
    days on market $125,000 Active 183 DOM
14. 2026-07-18
    days on market $125,000 Active 180 DOM
15. 2026-07-16
    days on market $125,000 Active 178 DOM
16. 2026-07-16
    days on market $125,000 Active 177 DOM
17. 2026-07-14
    days on market $125,000 Active 176 DOM
18. 2026-07-14
    days on market $125,000 Active 175 DOM
19. 2026-07-12
    days on market $125,000 Active 174 DOM
20. 2026-07-11
    days on market $125,000 Active 173 DOM
21. 2026-07-10
    days on market $125,000 Active 172 DOM
22. 2026-07-09
    days on market $125,000 Active 171 DOM
23. 2026-07-08
    days on market $125,000 Active 170 DOM
24. 2026-07-07
    days on market $125,000 Active 169 DOM
25. 2026-07-06
    days on market $125,000 Active 168 DOM
26. 2026-07-05
    days on market $125,000 Active 167 DOM
27. 2026-07-04
    days on market $125,000 Active 166 DOM
28. 2026-07-03
    days on market $125,000 Active 165 DOM
29. 2026-07-02
    days on market $125,000 Active 164 DOM
30. 2026-07-01
    days on market $125,000 Active 163 DOM
31. 2026-06-30
    days on market $125,000 Active 162 DOM
32. 2026-06-29
    days on market $125,000 Active 161 DOM
33. 2026-06-28
    days on market $125,000 Active 160 DOM
34. 2026-06-28
    days on market $125,000 Active 159 DOM
35. 2026-06-27
    days on market $125,000 Active 158 DOM
36. 2026-06-25
    days on market $125,000 Active 156 DOM
37. 2026-06-23
    days on market $125,000 Active 154 DOM
38. 2026-06-22
    days on market $125,000 Active 153 DOM
39. 2026-06-18
    days on market $125,000 Active 150 DOM
40. 2026-06-17
    days on market $125,000 Active 149 DOM
41. 2026-06-16
    days on market $125,000 Active 148 DOM
42. 2026-06-15
    days on market $125,000 Active 147 DOM
43. 2026-06-14
    days on market $125,000 Active 145 DOM
44. 2026-06-10
    days on market $125,000 Active 142 DOM
45. 2026-06-09
    days on market $125,000 Active 141 DOM
46. 2026-06-08
    days on market $125,000 Active 140 DOM
47. 2026-06-07
    days on market $125,000 Active 139 DOM
48. 2026-06-03
    days on market $125,000 Active 135 DOM
49. 2026-06-02
    days on market $125,000 Active 134 DOM
50. 2026-06-01
    days on market $125,000 Active 133 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $14,819
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,636
• Taxable loss: −$690
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $1,506/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 · 7 photos

Fair 45/100 Moderate rehab Est. rehab $25,000–$45,000 screening

This home requires moderate repairs to its exterior and paint, but is move-in ready with a good layout and location.

Repairs flagged

• Major siding — Severe weathering
• Major paint — Peeling paint

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace front door — Improves entryway and value ↑
• Both Landscaping — Enhances curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Lamar El F TX #3,583/4,322 Nat'l #33,738/41,679 Middle Moises Vela Middle F TX #1,122/1,662 Nat'l #9,410/14,009 High Harlingen H S - South F TX #1,044/1,632 Nat'l #10,416/17,239

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

B Composite livability gradescore 73/100

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 · 441,603 people
• City population: 95,667
• Metro: Brownsville-Harlingen, TX
• Population (ZIP): 42,332
• Household income: $69,811
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 4% of renters

---

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

• 2026-01-12 Listed $125,000 RGVMLS