2214 S Christian Cir · Harlingen, TX 78550

$224,900

3 bd · 2.5 ba · 1,466 sqft · SingleFamily public records · 178 Days on market

Built 2018 6,379 sqft lot $153/sqft · at area comps Est $236k · at est.

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Why this score? — see what drove the F 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 +9.6/15.0
• Cash flow +7.4/30.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• 1% rule +2.9/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-appointed four-bedroom, two-and-a-half bath home provides room for everyone, plus a dedicated office space for remote work or homework. The thoughtful floor plan offers plenty of space to gather while still allowing privacy when needed—perfect for growing families or those who love to host.

Key facts

• 6,379 sq ft lot
• 2 garage spots
• Built 2018

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (21.1% below list).
• Recommended offer: $174k (22.6% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.8% in Harlingen — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising (+3.5%/yr); 465 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 43% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 178 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,003 (22.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.49%
• DSCR: 0.76
• GRM: 10.6

CMA / ARV

• ARV (median comp): $235,717
• List price: $224,900
• Delta: -4.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1717 Adams Xing	0.09mi	3/2.0	1,568 (+7%)	2mo	$269,900	$172	80
1602 Christian Cir	0.24mi	3/2.0	1,589 (+8%)	5mo	$239,900	$151	69
1710 Christian Cir	0.19mi	3/2.0	1,586 (+8%)	10mo	$245,500	$155	67
2614 S Christian Cir	0.10mi	3/2.0	1,597 (+9%)	24mo	$237,900	$149	59
1626 Karis Ct	0.10mi	3/2.0	1,629 (+11%)	21mo	$269,900	$166	57
1730 Peach Tree Ct	0.60mi	3/2.0	1,441 (-2%)	15mo	$275,000	$191	55
2822 Christian Cir	0.20mi	3/2.0	1,653 (+13%)	16mo	$235,000	$142	54
905 E Leggett Rd	0.58mi	3/2.0	1,636 (+12%)	12mo	$255,000	$156	42
1757 Apple Ct	0.67mi	3/2.0	1,644 (+12%)	13mo	$229,000	$139	35
1517 Walnut Ct	0.52mi	2/2.0 (-1)	1,625 (+11%)	19mo	$195,000	$120	35

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 · 3.45% rent growth · sell at horizon

5-year hold

• IRR: -25.1%
• Equity multiple: 0.14×
• Total profit: $-53,878
• Equity at exit: $33,533

10-year hold

• IRR: -19.4%
• Equity multiple: -0.06×
• Total profit: $-66,760
• Equity at exit: $19,445

Cash invested: $62,972 (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 78550

• Rents YoY: 3.5%
• Active inventory: 465
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$416 /mo · $4,991/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-288

Break-even live

Break-even rent $2,138

Max offer price $174,003

Occupancy floor —

Sensitivity live

Price	-10% $-161	-5% $-224	+0% $-288	+5% $-352	+10% $-415
Rent	-10% $-428	-5% $-358	+0% $-288	+5% $-218	+10% $-148
Rate	-1.0pp $-175	-0.5pp $-231	base $-288	+0.5pp $-346	+1.0pp $-406

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2234 S Christians Cir Harlingen, TX	3.0	2.0	1493	$2,400	$1.61	44d	1	0.05mi
1701 Gabriels Lndg Harlingen, TX	3.0	2.0	1699	$2,350	$1.38	22d	1	0.17mi
1630 Summerfield Ln N Harlingen, TX	3.0	2.0	1680	$1,900	$1.13	22d	1	0.18mi
1626 Christians Cir Harlingen, TX	3.0	2.0	1827	$2,200	$1.20	14d	1	0.20mi
1057 E Matz Ave Harlingen, TX	3.0	2.0	1692	$1,850	$1.09	44d	1	0.43mi
918 E Leggett Rd Harlingen, TX	3.0	2.0	1756	$1,700	$0.97	22d	1	0.54mi
1723 Warren St Harlingen, TX	2.0	1.0	950	$865	$0.91	44d	1	0.67mi
714 Winddrift St Harlingen, TX	3.0	2.0	1668	$1,850	$1.11	22d	1	0.69mi
1505 N 25th St Unit 305 Harlingen, TX	2.0	2.0	1167	$825	$0.71	22d	1	0.89mi
22937 Monte Alto Ct Unit 2 Harlingen, TX	2.0	2.0	1160	$1,195	$1.03	14d	1	0.94mi
22938 Monte Alto Ct Unit 22938-2 Harlingen, TX	2.0	2.0	1160	$1,100	$0.95	14d	1	0.96mi
20558 Alta Vista Ct Unit C Harlingen, TX	2.0	2.0	970	$1,125	$1.16	44d	1	1.04mi
20550 Alta Vista Ct Unit C Harlingen, TX	2.0	2.0	970	$1,125	$1.16	44d	1	1.05mi
121 W Ebano Ct Harlingen, TX	2.0	2.0	1174	$1,200	$1.02	44d	1	1.14mi
226 W Darrell Wayne Shipp St Harlingen, TX	3.0	2.0	1400	$1,700	$1.21	44d	1	1.22mi
1201 North Loop 499 Harlingen, TX	2.0	2.0	1055	$1,225	$1.16	14d	4	1.33mi
817 Sonesta Dr Unit 3 Harlingen, TX	2.0	2.5	1000	$900	$0.90	44d	1	1.39mi
817 Sonesta Dr Unit 1 Harlingen, TX	2.0	2.5	1020	$900	$0.88	44d	1	1.39mi
717 E Jim Hogg Ave Harlingen, TX	3.0	1.0	1039	$1,200	$1.15	14d	1	1.40mi
1917 New Combes Hwy Unit H Harlingen, TX	3.0	2.0	1098	$975	$0.89	22d	1	1.41mi
2526 Chuparosa Ct Apt B Harlingen, TX	2.0	2.5	1092	$925	$0.85	44d	1	1.45mi
2710 Los Amigos Dr Harlingen, TX	1.0–3.0	1.0–2.0	801	$1,099	$1.37	14d	5	1.46mi
737 Sonesta Dr Unit B Harlingen, TX	2.0	1.5	1064	$950	$0.89	22d	1	1.47mi
1802 E Washington Ave Harlingen, TX	1.0–3.0	1.0–2.0	848	$1,050	$1.24	22d	1	1.49mi
738 Sonesta Dr Harlingen, TX	2.0	1.5	1040	$925	$0.89	44d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $224,900 Active 178 DOM
2. 2026-06-17
   days on market $224,900 Active 177 DOM
3. 2026-06-16
   days on market $224,900 Active 176 DOM
4. 2026-06-15
   days on market $224,900 Active 175 DOM
5. 2026-06-14
   days on market $224,900 Active 173 DOM
6. 2026-06-10
   days on market $224,900 Active 170 DOM
7. 2026-06-09
   days on market $224,900 Active 169 DOM
8. 2026-06-08
   days on market $224,900 Active 168 DOM
9. 2026-06-07
   days on market $224,900 Active 167 DOM
10. 2026-06-03
    days on market $224,900 Active 163 DOM
11. 2026-06-02
    days on market $224,900 Active 162 DOM
12. 2026-06-01
    days on market $224,900 Active 161 DOM
13. 2026-05-31
    days on market $224,900 Active 160 DOM
14. 2026-05-30
    days on market $224,900 Active 159 DOM
15. 2025-12-22
    listed $224,900 Active 307-char remark

    Show marketing remark (307 chars)

    This well-appointed four-bedroom, two-and-a-half bath home provides room for everyone, plus a dedicated office space for remote work or homework. The thoughtful floor plan offers plenty of space to gather while still allowing privacy when needed—perfect for growing families or those who love to host.

16. 2025-12-22
    listed $224,900 Active 307-char remark

    Show marketing remark (307 chars)

    This well-appointed four-bedroom, two-and-a-half bath home provides room for everyone, plus a dedicated office space for remote work or homework. The thoughtful floor plan offers plenty of space to gather while still allowing privacy when needed—perfect for growing families or those who love to host.

17. 2021-12-02
    soldstatus
18. 2021-12-01
    soldstatus
19. 2021-10-25
    listed $195,000

ⓘ 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: $4,991 · $416/mo
• Projected year-2 tax: $4,991 · $416/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 27 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: $21,280
• − Mortgage interest: −$12,598
• − Property taxes: −$4,991
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$6,543
• Taxable loss: −$7,381
• Est. tax savings @ 24.0%: +$1,771
• After-tax cash flow: $-1,686/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): 53,335
• Household income: $49,007
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 2251.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 29% White 14% Black 1%
• Hispanic origin (detail): Mexican 76%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 51% English-only · Spanish 48%

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: ▼ -142.60%
• Current HPI: 167.7038
• Rent YoY: ▲ 3.45%
• 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

+15.3% since first listed

5 events — show timeline

• 2025-12-22 Listed $224,900 RGVMLS
• 2025-12-22 Listed $224,900 MCALLENMLS
• 2021-12-02 Sold (MLS) — RGVMLS
• 2021-12-01 Sold (Public Records) — Public Records
• 2021-10-25 Listed $195,000 RGVMLS

Property tax history

+4.6%/yr

Latest (2025): $4,991 · -6.7% YoY. Source: county tax records.