4 Pocahontas Dr · Harlingen, TX 78552

$136,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 27 Days on market

Built 1980 4,079 sqft lot $113/sqft · 17% below area Est $165k · 17% under $40/mo HOA · 3% of rent ↓ 13% since listing

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.0/10.0
• Livability +3.7/5.0
• 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

Brick home located in 55 plus community, completely updated throughout, including beamed ceilings and updated bathrooms and kitchen. Lots of room for entertaining, bedrooms are roomy and bright. Carport area is large enough for 2 small to medium vehicles. Home is located directly across from the community center and pool, on corner lot! Bedroom furniture, and dining table DO NOT CONVEY. Close proximity to shopping, restaurants Emergency center and expressway.

Key facts

• Community center
• Beamed ceilings
• Updated bathrooms

Tags

• BEAMED CEILINGS
• UPDATED BATHROOMS
• UPDATED KITCHEN
• CORNER LOT
• COMMUNITY CENTER
• CLOSE PROXIMITY TO SHOPPING

Property features AI

Finance

• Other: Living area source: Cameron CAD; Other structure: Storage
• HOA & community: Lakewood Village association; Annual association fee of $480; Mandatory POA; Community pool; Senior community

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces; Attached parking; garage faces side; no enclosed garage
• Security: Gated community
• Utilities: Public water; City sewer; Electric service
• Home design: Not new construction
• Construction: Brick construction; Composition shingle roof; Crawl space, pier/pillar, and slab foundation; Built prior to current listing year
• Exterior features: Gutters/spouting; Sprinkler system; Storage structure; Covered patio; In-ground pool; Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Electric smooth top range; Refrigerator
• Bedrooms: Living areas: 2
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Storm door; Solar screen and storm windows; Mini blinds; Laminate countertops; Bonus room
• Laundry & utility: Washer and dryer included; Electric water heater; Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $136k).
• Recommended offer: $134k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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-, 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: 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $940 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 27 days — a 2% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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: 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 $133,960 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 7.6

CMA / ARV

• ARV (median comp): $164,686
• List price: $136,000
• Delta: -17.42%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 E Cherokee Dr	0.19mi	2/2.0 (-1)	1,317 (+10%)	8mo	$124,900	$95	59
180 Chippewa Cir	0.09mi	2/2.0 (-1)	1,098 (-8%)	20mo	$169,900	$155	56

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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-14,298
• Equity at exit: $20,278

10-year hold

• IRR: -6.5%
• Equity multiple: 0.64×
• Total profit: $-13,632
• Equity at exit: $11,759

Cash invested: $38,080 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,496 high
• Mortgage (P&I): −$713
• Tax from tax record: −$183 /mo · $2,191/yr
• Insurance: −$57
• HOA: −$40
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $189

Break-even live

Break-even rent $1,256

Max offer price $136,000

Occupancy floor 82%

Sensitivity live

Price	-10% $266	-5% $228	+0% $189	+5% $151	+10% $113
Rent	-10% $71	-5% $130	+0% $189	+5% $249	+10% $308
Rate	-1.0pp $258	-0.5pp $224	base $189	+0.5pp $154	+1.0pp $118

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Heather Dr Harlingen, TX	2.0	2.0	1200	$1,795	$1.50	15d	1	0.90mi
101 S Taos Blvd Unit A Harlingen, TX	2.0	1.5	908	$1,275	$1.40	45d	1	1.03mi
902 S Palm Court Dr Harlingen, TX	1.0–3.0	1.0–2.0	873	$1,455	$1.67	14d	18	1.06mi
6020 Masters Blvd Unit 2 Harlingen, TX	2.0	2.0	1000	$1,075	$1.07	45d	1	1.14mi
1716 Palm Valley Dr W Harlingen, TX	2.0	2.0	1180	$1,450	$1.23	15d	1	1.43mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-18
   days on market $136,000 Active 27 DOM
2. 2026-06-17
   days on market $136,000 Active 26 DOM
3. 2026-06-16
   days on market $136,000 Active 25 DOM
4. 2026-06-15
   days on market $136,000 Active 24 DOM
5. 2026-06-14
   days on market $136,000 Active 22 DOM
6. 2026-06-10
   days on market $136,000 Active 19 DOM
7. 2026-06-09
   days on market $136,000 Active 18 DOM
8. 2026-06-08
   days on market $136,000 Active 17 DOM
9. 2026-06-07
   days on market $136,000 Active 16 DOM
10. 2026-06-03
    days on market $136,000 Active 12 DOM
11. 2026-06-02
    days on market $136,000 Active 11 DOM
12. 2026-06-01
    days on market $136,000 Active 10 DOM
13. 2026-05-31
    days on market $136,000 Active 9 DOM
14. 2026-05-30
    days on market $136,000 Active 8 DOM
15. 2026-04-04
    price $136,000
16. 2026-02-01
    price $137,000
17. 2026-01-12
    price $138,000
18. 2024-12-26
    price $139,900
19. 2024-11-19
    price $148,900
20. 2024-08-16
    listed $149,900 Active
21. 2024-05-14
    price $148,900
22. 2024-05-14
    price $148,900
23. 2024-04-26
    listed $149,900 Active
24. 2024-03-27
    price $149,900
25. 2024-02-08
    price $155,900
26. 2020-12-21
    soldstatus
27. 2012-03-12
    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: $2,191 · $183/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$298/yr (+$25/mo · 13.6%)

ⓘ 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 (shaded) · 20% 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: $17,954
• − Mortgage interest: −$7,618
• − Property taxes: −$2,191
• − Insurance: −$680
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − HOA: −$480
• − Depreciation: −$3,956
• Taxable income: $156
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $2,237/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): 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

-12.8% since first listed

15 events — show timeline

• 2026-05-22 Listed $136,000 RGVMLS
• 2026-05-22 Listed $136,000 MCALLENMLS
• 2026-04-04 Price Changed $136,000 RGVMLS
• 2026-02-01 Price Changed $137,000 RGVMLS
• 2026-01-12 Price Changed $138,000 RGVMLS
• 2024-12-26 Price Changed $139,900 RGVMLS
• 2024-11-19 Price Changed $148,900 RGVMLS
• 2024-08-16 Listed $149,900 RGVMLS
• 2024-05-14 Price Changed $148,900 RGVMLS
• 2024-05-14 Price Changed $148,900 MCALLENMLS
• 2024-04-26 Listed $149,900 MCALLENMLS
• 2024-03-27 Price Changed $149,900 RGVMLS
• 2024-02-08 Price Changed $155,900 RGVMLS
• 2020-12-21 Sold (Public Records) — Public Records
• 2012-03-12 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,191 · +10.3% YoY. Source: county tax records.