422 Countryside Ln · Harlingen, TX 78522

$262,000

3 bd · 2.0 ba · 1,979 sqft · SingleFamily public records · 131 Days on market

Built 1981 0.30 ac lot $132/sqft · 28% below area Est $362k · 28% under ↓ 5% 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• Appreciation +5.0/10.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming country home featuring 3 bedrooms and 2 bathrooms. This well-maintained property offers waterproof laminate flooring throughout the main living areas with carpeted bedrooms. The kitchen and bathrooms feature updated countertops, and the spacious kitchen includes ample cabinetry and a generously sized island, ideal for meal prep or breakfast sitting. The dining area is filled with natural light and overlooks the backyard, creating a bright and inviting space. The oversized primary bedroom provides plenty of room for large furniture and flexible layout options. Enjoy the spacious backyard with no immediate rear neighbors, a covered patio, and mature trees in the front yard adding curb appeal. The property also includes an additional detached garage with a storage room. Country living with close proximity to town and convenient access to the expressway—offering the perfect balance of space, privacy, and easy commuting. A well-maintained home with great indoor and outdoor living.

Key facts

• Ample cabinetry
• Natural light
• Updated countertops

Tags

• WATERPROOF LAMINATE FLOORING
• UPDATED COUNTERTOPS
• AMPLE CABINETRY
• GENEROUSLY SIZED ISLAND
• NATURAL LIGHT
• OVERSIZED PRIMARY BEDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $44 ($530/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 $234k (10.5% below list).
• Recommended offer: $231k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: 13 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

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $73k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.90% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $362,315
• List price: $262,000
• Delta: -27.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7818 Drury Ln	0.36mi	4/2.0 (+1)	1,700 (-14%)	20mo	$308,000	$181	38
8613 Bellagio Cir	0.63mi	4/3.5 (+1)	2,238 (+13%)	20mo	$392,500	$175	21

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.47×
• Total profit: $34,408
• Equity at exit: $117,807

10-year hold

• IRR: 10.8%
• Equity multiple: 2.62×
• Total profit: $118,635
• Equity at exit: $181,554

Cash invested: $73,360 (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 78522

• Active inventory: 13
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,345 medium
• Mortgage (P&I): −$1,374
• Tax from tax record: −$325 /mo · $3,903/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $44

Break-even live

Break-even rent $2,289

Max offer price $262,000

Occupancy floor 93%

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
814 Knotty Pine Ln Harlingen, TX	4.0	2.5	2035	$2,345	$1.15	43d	1	1.45mi

Listing history 8 events

1. 2026-05-13
   status Pending 1005-char remark

   Show marketing remark (1005 chars)

   Charming country home featuring 3 bedrooms and 2 bathrooms. This well-maintained property offers waterproof laminate flooring throughout the main living areas with carpeted bedrooms. The kitchen and bathrooms feature updated countertops, and the spacious kitchen includes ample cabinetry and a generously sized island, ideal for meal prep or breakfast sitting. The dining area is filled with natural light and overlooks the backyard, creating a bright and inviting space. The oversized primary bedroom provides plenty of room for large furniture and flexible layout options. Enjoy the spacious backyard with no immediate rear neighbors, a covered patio, and mature trees in the front yard adding curb appeal. The property also includes an additional detached garage with a storage room. Country living with close proximity to town and convenient access to the expressway—offering the perfect balance of space, privacy, and easy commuting. A well-maintained home with great indoor and outdoor living.

2. 2026-04-20
   price $262,000 1005-char remark

   Show marketing remark (1005 chars)

   Charming country home featuring 3 bedrooms and 2 bathrooms. This well-maintained property offers waterproof laminate flooring throughout the main living areas with carpeted bedrooms. The kitchen and bathrooms feature updated countertops, and the spacious kitchen includes ample cabinetry and a generously sized island, ideal for meal prep or breakfast sitting. The dining area is filled with natural light and overlooks the backyard, creating a bright and inviting space. The oversized primary bedroom provides plenty of room for large furniture and flexible layout options. Enjoy the spacious backyard with no immediate rear neighbors, a covered patio, and mature trees in the front yard adding curb appeal. The property also includes an additional detached garage with a storage room. Country living with close proximity to town and convenient access to the expressway—offering the perfect balance of space, privacy, and easy commuting. A well-maintained home with great indoor and outdoor living.

3. 2026-03-02
   status Active 1005-char remark

   Show marketing remark (1005 chars)

   Charming country home featuring 3 bedrooms and 2 bathrooms. This well-maintained property offers waterproof laminate flooring throughout the main living areas with carpeted bedrooms. The kitchen and bathrooms feature updated countertops, and the spacious kitchen includes ample cabinetry and a generously sized island, ideal for meal prep or breakfast sitting. The dining area is filled with natural light and overlooks the backyard, creating a bright and inviting space. The oversized primary bedroom provides plenty of room for large furniture and flexible layout options. Enjoy the spacious backyard with no immediate rear neighbors, a covered patio, and mature trees in the front yard adding curb appeal. The property also includes an additional detached garage with a storage room. Country living with close proximity to town and convenient access to the expressway—offering the perfect balance of space, privacy, and easy commuting. A well-maintained home with great indoor and outdoor living.

4. 2026-02-19
   price $267,000 1005-char remark

   Show marketing remark (1005 chars)

   Charming country home featuring 3 bedrooms and 2 bathrooms. This well-maintained property offers waterproof laminate flooring throughout the main living areas with carpeted bedrooms. The kitchen and bathrooms feature updated countertops, and the spacious kitchen includes ample cabinetry and a generously sized island, ideal for meal prep or breakfast sitting. The dining area is filled with natural light and overlooks the backyard, creating a bright and inviting space. The oversized primary bedroom provides plenty of room for large furniture and flexible layout options. Enjoy the spacious backyard with no immediate rear neighbors, a covered patio, and mature trees in the front yard adding curb appeal. The property also includes an additional detached garage with a storage room. Country living with close proximity to town and convenient access to the expressway—offering the perfect balance of space, privacy, and easy commuting. A well-maintained home with great indoor and outdoor living.

5. 2025-12-26
   listed $277,000 Active 1005-char remark

   Show marketing remark (1005 chars)

   Charming country home featuring 3 bedrooms and 2 bathrooms. This well-maintained property offers waterproof laminate flooring throughout the main living areas with carpeted bedrooms. The kitchen and bathrooms feature updated countertops, and the spacious kitchen includes ample cabinetry and a generously sized island, ideal for meal prep or breakfast sitting. The dining area is filled with natural light and overlooks the backyard, creating a bright and inviting space. The oversized primary bedroom provides plenty of room for large furniture and flexible layout options. Enjoy the spacious backyard with no immediate rear neighbors, a covered patio, and mature trees in the front yard adding curb appeal. The property also includes an additional detached garage with a storage room. Country living with close proximity to town and convenient access to the expressway—offering the perfect balance of space, privacy, and easy commuting. A well-maintained home with great indoor and outdoor living.

6. 2013-09-20
   soldstatus
7. 2003-08-21
   soldstatus
8. 1992-11-01
   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: $3,903 · $325/mo
• Projected year-2 tax: $4,795 · $400/mo
• Expected delta: +$891/yr (+$74/mo · 22.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $28,140
• − Mortgage interest: −$14,676
• − Property taxes: −$3,903
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − Depreciation: −$7,622
• Taxable loss: −$3,874
• Est. tax savings @ 24.0%: +$930
• After-tax cash flow: $1,459/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-5.4% since first listed

8 events — show timeline

• 2026-05-13 Pending — RGVMLS
• 2026-04-20 Price Changed $262,000 RGVMLS
• 2026-03-02 Relisted — RGVMLS
• 2026-02-19 Price Changed $267,000 RGVMLS
• 2025-12-26 Listed $277,000 RGVMLS
• 2013-09-20 Sold (Public Records) — Public Records
• 2003-08-21 Sold (Public Records) — Public Records
• 1992-11-01 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,903 · +10.3% YoY. Source: county tax records.