1500 Palm Valley Dr Dr W #4 · Palm Valley, TX 78552

$132,000

2 bd · 1.0 ba · 1,237 sqft · SingleFamily public records · 48 Days on market

Built 1973 $107/sqft · 12% below area Est $150k · 12% under

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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 +19.9/30.0
• ARV discount +12.9/15.0
• DSCR +6.3/10.0
• 1% rule +5.6/10.0
• Livability +3.6/5.0
• 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

Single Story Condo Unit at Las Encantadas Condo Units. Two Bedroom One totally remodeled Bathroom with Walk in Shower with hand rails and bench. Nice sized living / dining / kitchen area. Close to Pool and Hot Tub. Pool not heated but Hot Tub is. Community living with out side meeting area for sitting, meeting, mail & BBQ's. HOA covers water, sewer, garbage, pest control, yard care and pool, Group Insurance policy is required and is figured by square footage of each unit. New A/C unit to be installed in May 2023. Furniture to be negotiated separately on bill of sale.

Key facts

• Black appliances
• Totally renovated
• Granite counter

Tags

• TOTALLY RENOVATED
• OPEN KITCHEN
• BREAKFAST BAR
• NEW CABINETS
• GRANITE COUNTER
• BLACK APPLIANCES

Property features AI

Finance

• Other: Subdivision: LAS ENCANTA
• HOA & community: Homeowners association with monthly fee

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One-story
• Construction: Brick veneer construction; Composition roof; Slab foundation
• Exterior features: Covered patio/porch; Storm door(s); In-ground pool

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater; Accessible entrance; Ceiling fan(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $128k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#285 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Dr Hesiquio Rodriguez El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 610 students, 64% 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) — zoned schools at 72% FRL track the district average.
• Market conditions: Rents soft (-1.9%/yr); 534 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $913 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 48 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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

• Climate carrying-cost: major flood risk; 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 $128,040 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1973 — 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 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: 1.06% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (median comp): $150,086
• List price: $132,000
• Delta: -12.05%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5618 Jack Nicklaus Dr	0.41mi	2/2.0	1,274 (+3%)	11mo	$165,000	$130	63

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: -11.8%
• Equity multiple: 0.59×
• Total profit: $-15,321
• Equity at exit: $19,682

10-year hold

• IRR: -8.0%
• Equity multiple: 0.57×
• Total profit: $-15,943
• Equity at exit: $11,413

Cash invested: $36,960 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$692
• Tax from tax record: −$195 /mo · $2,340/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $159

Break-even live

Break-even rent $1,193

Max offer price $132,000

Occupancy floor 84%

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1716 Palm Valley Dr W Harlingen, TX	2.0	2.0	1180	$1,450	$1.23	13d	1	0.12mi
6020 Masters Blvd Unit 2 Harlingen, TX	2.0	2.0	1000	$1,075	$1.07	43d	1	0.53mi
175 Heather Dr Harlingen, TX	2.0	2.0	1200	$1,795	$1.50	13d	1	0.78mi
101 S Taos Blvd Unit A Harlingen, TX	2.0	1.5	908	$1,275	$1.40	44d	1	0.98mi
23861 Ellie Ln Harlingen, TX	3.0	2.0	1220	$1,650	$1.35	21d	1	1.12mi
1007 El Paso Cir Harlingen, TX	3.0	2.0	1201	$1,600	$1.33	43d	1	1.40mi

Listing history 31 events

1. 2026-06-18
   days on market $132,000 Active 48 DOM
2. 2026-06-17
   days on market $132,000 Active 47 DOM
3. 2026-06-16
   days on market $132,000 Active 46 DOM
4. 2026-06-15
   days on market $132,000 Active 45 DOM
5. 2026-06-14
   days on market $132,000 Active 43 DOM
6. 2026-06-10
   days on market $132,000 Active 40 DOM
7. 2026-06-09
   days on market $132,000 Active 39 DOM
8. 2026-06-08
   days on market $132,000 Active 38 DOM
9. 2026-06-07
   days on market $132,000 Active 37 DOM
10. 2026-06-03
    days on market $132,000 Active 33 DOM
11. 2026-06-02
    days on market $132,000 Active 32 DOM
12. 2026-06-01
    days on market $132,000 Active 31 DOM
13. 2026-05-31
    days on market $132,000 Active 30 DOM
14. 2026-05-30
    days on market $132,000 Active 29 DOM
15. 2026-04-29
    listed $132,000 Active 945-char remark
16. 2025-03-31
    price $162,000
17. 2023-07-11
    soldstatus
18. 2023-07-10
    soldstatus Closed

    Show marketing remark (580 chars)

    Single Story Condo Unit at Las Encantadas Condo Units. Two Bedroom One totally remodeled Bathroom with Walk in Shower with hand rails and bench. Nice sized living / dining / kitchen area. Close to Pool and Hot Tub. Pool not heated but Hot Tub is. Community living with out side meeting area for sitting, meeting, mail & BBQ's. HOA covers water, sewer, garbage, pest control, yard care and pool, Group Insurance policy is required and is figured by square footage of each unit. New A/C unit to be installed in May 2023. Furniture to be negotiated separately on bill of sale.

19. 2023-07-05
    status Pending

    Show marketing remark (580 chars)

    Single Story Condo Unit at Las Encantadas Condo Units. Two Bedroom One totally remodeled Bathroom with Walk in Shower with hand rails and bench. Nice sized living / dining / kitchen area. Close to Pool and Hot Tub. Pool not heated but Hot Tub is. Community living with out side meeting area for sitting, meeting, mail & BBQ's. HOA covers water, sewer, garbage, pest control, yard care and pool, Group Insurance policy is required and is figured by square footage of each unit. New A/C unit to be installed in May 2023. Furniture to be negotiated separately on bill of sale.

20. 2023-05-18
    listed $128,000 Active

    Show marketing remark (580 chars)

    Single Story Condo Unit at Las Encantadas Condo Units. Two Bedroom One totally remodeled Bathroom with Walk in Shower with hand rails and bench. Nice sized living / dining / kitchen area. Close to Pool and Hot Tub. Pool not heated but Hot Tub is. Community living with out side meeting area for sitting, meeting, mail & BBQ's. HOA covers water, sewer, garbage, pest control, yard care and pool, Group Insurance policy is required and is figured by square footage of each unit. New A/C unit to be installed in May 2023. Furniture to be negotiated separately on bill of sale.

21. 2023-04-27
    soldstatus Sold
22. 2023-04-02
    status Pending
23. 2023-03-22
    historical Option
24. 2023-03-06
    price $150,000
25. 2023-02-06
    listed $155,150 Active
26. 2021-02-05
    soldstatus
27. 2017-07-05
    soldstatus
28. 2017-06-30
    soldstatus
29. 2017-05-02
    listed $64,000
30. 2009-06-17
    soldstatus
31. 1993-10-01
    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: $2,340 · $195/mo
• Projected year-2 tax: $2,416 · $201/mo
• Expected delta: +$76/yr (+$6/mo · 3.2%)

ⓘ 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 (shaded) · 73% 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 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: $16,724
• − Mortgage interest: −$7,394
• − Property taxes: −$2,340
• − Insurance: −$660
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,840
• Taxable loss: −$186
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $1,950/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 — Palm Valley

• Score: 71/100
• State rank: #285
• US rank: #6600

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Valley, TX
• County: Cameron County · 310,734 people
• City population: 41,277
• 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

+106.2% since first listed

17 events — show timeline

• 2026-04-29 Listed $132,000 RGVMLS
• 2025-03-31 Price Changed $162,000 RGVMLS
• 2023-07-11 Sold (Public Records) — Public Records
• 2023-07-10 Sold (MLS) — RGVMLS
• 2023-07-05 Pending — RGVMLS
• 2023-05-18 Listed $128,000 RGVMLS
• 2023-04-27 Sold (MLS) — MCALLENMLS
• 2023-04-02 Pending — MCALLENMLS
• 2023-03-22 Contingent — MCALLENMLS
• 2023-03-06 Price Changed $150,000 MCALLENMLS
• 2023-02-06 Listed $155,150 MCALLENMLS
• 2021-02-05 Sold (Public Records) — Public Records
• 2017-07-05 Sold (Public Records) — Public Records
• 2017-06-30 Sold (MLS) — RGVMLS
• 2017-05-02 Listed $64,000 RGVMLS
• 2009-06-17 Sold (Public Records) — Public Records
• 1993-10-01 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,340 · -2.7% YoY. Source: county tax records.