16837 Borchardt Ave · Primera, TX 78552

$78,000

4 bd · 2.5 ba · 720 sqft · SingleFamily public records · 481 Days on market

Built 1977 7,700 sqft lot $108/sqft · 33% below area ↓ 29% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

GREAT INVESTMENT OPPORTUNITY! Two charming homes on separate lots totaling 0.18 acres. House #1: Located at the forefront of the property features 2 bedrooms, 1 baths, 2 living areas, an 780 sq. ft. With a little TLC, it has excellent potential for rental income or personal use. House #2: Situated behind house #1, features 2 bedrooms, 1 bath, 720 sq. ft. and is move-in ready! It was previously leased for $550/month. It's perfect for immediate income. Don't miss out on this fantastic income generating opportunity! Schedule your showing today!!

Key facts

• 7,700 sq ft lot
• Built 1977
• Listed 481 days

🏷️ Possibly a rental listed for sale. The $78,000 price doesn't fit this home's estimated sale value (~$241,186) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% 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+, schools F, crime D-.
• 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: 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 $539 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 481 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $32k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 481 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.85% ✓
• Cap rate: 15.17%
• Cash-on-cash: 31.69%
• DSCR: 2.41
• GRM: 4.5

CMA / ARV

• ARV (median comp): $241,186
• List price: $78,000
• Delta: -67.66%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 1.91×
• Total profit: $19,909
• Equity at exit: $11,630

10-year hold

• IRR: 29.0%
• Equity multiple: 3.22×
• Total profit: $48,459
• Equity at exit: $6,744

Cash invested: $21,840 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$121 /mo · $1,450/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $577

Break-even live

Break-even rent $712

Max offer price $78,000

Occupancy floor 55%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $78,000 Active 481 DOM
2. 2026-06-17
   days on market $78,000 Active 480 DOM
3. 2026-06-16
   days on market $78,000 Active 479 DOM
4. 2026-06-15
   days on market $78,000 Active 478 DOM
5. 2026-06-14
   days on market $78,000 Active 476 DOM
6. 2026-06-10
   days on market $78,000 Active 473 DOM
7. 2026-06-09
   days on market $78,000 Active 472 DOM
8. 2026-06-09
   days on market $78,000 Active 471 DOM
9. 2026-06-07
   days on market $78,000 Active 470 DOM
10. 2026-06-03
    days on market $78,000 Active 466 DOM
11. 2026-06-02
    days on market $78,000 Active 465 DOM
12. 2026-06-01
    days on market $78,000 Active 464 DOM
13. 2026-05-31
    days on market $78,000 Active 463 DOM
14. 2026-05-30
    days on market $78,000 Active 462 DOM
15. 2026-05-07
    price $78,000 549-char remark

    Show marketing remark (549 chars)

    GREAT INVESTMENT OPPORTUNITY! Two charming homes on separate lots totaling 0.18 acres. House #1: Located at the forefront of the property features 2 bedrooms, 1 baths, 2 living areas, an 780 sq. ft. With a little TLC, it has excellent potential for rental income or personal use. House #2: Situated behind house #1, features 2 bedrooms, 1 bath, 720 sq. ft. and is move-in ready! It was previously leased for $550/month. It's perfect for immediate income. Don't miss out on this fantastic income generating opportunity! Schedule your showing today!!

16. 2026-03-25
    price $83,000 549-char remark

    Show marketing remark (549 chars)

    GREAT INVESTMENT OPPORTUNITY! Two charming homes on separate lots totaling 0.18 acres. House #1: Located at the forefront of the property features 2 bedrooms, 1 baths, 2 living areas, an 780 sq. ft. With a little TLC, it has excellent potential for rental income or personal use. House #2: Situated behind house #1, features 2 bedrooms, 1 bath, 720 sq. ft. and is move-in ready! It was previously leased for $550/month. It's perfect for immediate income. Don't miss out on this fantastic income generating opportunity! Schedule your showing today!!

17. 2026-02-02
    status Active 549-char remark

    Show marketing remark (549 chars)

    GREAT INVESTMENT OPPORTUNITY! Two charming homes on separate lots totaling 0.18 acres. House #1: Located at the forefront of the property features 2 bedrooms, 1 baths, 2 living areas, an 780 sq. ft. With a little TLC, it has excellent potential for rental income or personal use. House #2: Situated behind house #1, features 2 bedrooms, 1 bath, 720 sq. ft. and is move-in ready! It was previously leased for $550/month. It's perfect for immediate income. Don't miss out on this fantastic income generating opportunity! Schedule your showing today!!

18. 2026-02-01
    historical 549-char remark

    Show marketing remark (549 chars)

    GREAT INVESTMENT OPPORTUNITY! Two charming homes on separate lots totaling 0.18 acres. House #1: Located at the forefront of the property features 2 bedrooms, 1 baths, 2 living areas, an 780 sq. ft. With a little TLC, it has excellent potential for rental income or personal use. House #2: Situated behind house #1, features 2 bedrooms, 1 bath, 720 sq. ft. and is move-in ready! It was previously leased for $550/month. It's perfect for immediate income. Don't miss out on this fantastic income generating opportunity! Schedule your showing today!!

19. 2026-01-22
    price $89,000 549-char remark

    Show marketing remark (549 chars)

    GREAT INVESTMENT OPPORTUNITY! Two charming homes on separate lots totaling 0.18 acres. House #1: Located at the forefront of the property features 2 bedrooms, 1 baths, 2 living areas, an 780 sq. ft. With a little TLC, it has excellent potential for rental income or personal use. House #2: Situated behind house #1, features 2 bedrooms, 1 bath, 720 sq. ft. and is move-in ready! It was previously leased for $550/month. It's perfect for immediate income. Don't miss out on this fantastic income generating opportunity! Schedule your showing today!!

20. 2025-09-20
    price $99,999 549-char remark

    Show marketing remark (549 chars)

    GREAT INVESTMENT OPPORTUNITY! Two charming homes on separate lots totaling 0.18 acres. House #1: Located at the forefront of the property features 2 bedrooms, 1 baths, 2 living areas, an 780 sq. ft. With a little TLC, it has excellent potential for rental income or personal use. House #2: Situated behind house #1, features 2 bedrooms, 1 bath, 720 sq. ft. and is move-in ready! It was previously leased for $550/month. It's perfect for immediate income. Don't miss out on this fantastic income generating opportunity! Schedule your showing today!!

21. 2025-07-25
    status Active 549-char remark

    Show marketing remark (549 chars)

    GREAT INVESTMENT OPPORTUNITY! Two charming homes on separate lots totaling 0.18 acres. House #1: Located at the forefront of the property features 2 bedrooms, 1 baths, 2 living areas, an 780 sq. ft. With a little TLC, it has excellent potential for rental income or personal use. House #2: Situated behind house #1, features 2 bedrooms, 1 bath, 720 sq. ft. and is move-in ready! It was previously leased for $550/month. It's perfect for immediate income. Don't miss out on this fantastic income generating opportunity! Schedule your showing today!!

22. 2025-07-19
    historical 549-char remark

    Show marketing remark (549 chars)

    GREAT INVESTMENT OPPORTUNITY! Two charming homes on separate lots totaling 0.18 acres. House #1: Located at the forefront of the property features 2 bedrooms, 1 baths, 2 living areas, an 780 sq. ft. With a little TLC, it has excellent potential for rental income or personal use. House #2: Situated behind house #1, features 2 bedrooms, 1 bath, 720 sq. ft. and is move-in ready! It was previously leased for $550/month. It's perfect for immediate income. Don't miss out on this fantastic income generating opportunity! Schedule your showing today!!

23. 2025-02-15
    status Active 549-char remark

    Show marketing remark (549 chars)

    GREAT INVESTMENT OPPORTUNITY! Two charming homes on separate lots totaling 0.18 acres. House #1: Located at the forefront of the property features 2 bedrooms, 1 baths, 2 living areas, an 780 sq. ft. With a little TLC, it has excellent potential for rental income or personal use. House #2: Situated behind house #1, features 2 bedrooms, 1 bath, 720 sq. ft. and is move-in ready! It was previously leased for $550/month. It's perfect for immediate income. Don't miss out on this fantastic income generating opportunity! Schedule your showing today!!

24. 2025-01-18
    listed $110,000 Active 549-char remark

    Show marketing remark (549 chars)

    GREAT INVESTMENT OPPORTUNITY! Two charming homes on separate lots totaling 0.18 acres. House #1: Located at the forefront of the property features 2 bedrooms, 1 baths, 2 living areas, an 780 sq. ft. With a little TLC, it has excellent potential for rental income or personal use. House #2: Situated behind house #1, features 2 bedrooms, 1 bath, 720 sq. ft. and is move-in ready! It was previously leased for $550/month. It's perfect for immediate income. Don't miss out on this fantastic income generating opportunity! Schedule your showing today!!

25. 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: $1,450 · $121/mo
• Projected year-2 tax: $1,450 · $121/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 69% 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: $17,304
• − Mortgage interest: −$4,369
• − Property taxes: −$1,450
• − Insurance: −$390
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$2,269
• Taxable income: $6,057
• Est. tax owed @ 24.0%: −$1,454
• After-tax cash flow: $5,468/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

-29.1% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $78,000 RGVMLS
• 2026-03-25 Price Changed $83,000 RGVMLS
• 2026-02-02 Relisted — RGVMLS
• 2026-02-01 Delisted — RGVMLS
• 2026-01-22 Price Changed $89,000 RGVMLS
• 2025-09-20 Price Changed $99,999 RGVMLS
• 2025-07-25 Relisted — RGVMLS
• 2025-07-19 Delisted — RGVMLS
• 2025-02-15 Relisted — RGVMLS
• 2025-01-18 Listed $110,000 RGVMLS
• 1992-11-01 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,450 · +9.2% YoY. Source: county tax records.