709 Mendez St · Harlingen, TX 78550

$79,700

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 31 Days on market

Built 1963

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL! Block-built. Huge backyard. Floorplan that flows. Open-concept kitchen and living, generous bedrooms, oversized bath. Carport handles 2 to 3 vehicles on top of the driveway and street parking. Newer HVAC already in. The 7,000 sq ft lot gives you room to actually live, or to build what comes next. Solid bones, smart layout, real value in a tightening Harlingen market. Don& apos; t sleep on this one.

Key facts

• Smart layout
• Open-concept kitchen
• Huge backyard

Tags

• HUGE BACKYARD
• OPEN-CONCEPT KITCHEN
• NEWER HVAC
• 7000 SQ FT LOT
• SMART LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: Rents rising (+3.5%/yr); 465 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $551 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 + 3.5% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

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 $77,309 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1963 — 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: 1.41% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.34%
• DSCR: 1.73
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $162,288
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Pittman St	0.11mi	2/2.0 (-1)	1,042 (+3%)	8mo	$155,300	$149	78
810 Pittman St	0.11mi	3/2.0	1,140 (+13%)	17mo	$45,000	$39	59
1014 Beaumont St	0.40mi	3/1.0	880 (-13%)	2mo	$165,000	$188	54
205 W Beck St	0.41mi	3/2.0	1,144 (+14%)	9mo	$130,000	$114	51
1008 Beaumont St	0.39mi	3/2.0	1,150 (+14%)	15mo	$184,900	$161	46
518 W Davis St	0.47mi	3/2.0	1,150 (+14%)	18mo	$189,900	$165	39
522 N J St	0.68mi	3/2.0	1,098 (+9%)	18mo	$161,000	$147	39
521 W Marjory Ave	0.49mi	3/2.0	1,150 (+14%)	21mo	$192,500	$167	36

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: 8.0%
• Equity multiple: 1.31×
• Total profit: $6,992
• Equity at exit: $11,884

10-year hold

• IRR: 17.6%
• Equity multiple: 2.49×
• Total profit: $33,284
• Equity at exit: $6,891

Cash invested: $22,316 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,124 high
• Mortgage (P&I): −$418
• Tax from tax record: −$133 /mo · $1,591/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $304

Break-even live

Break-even rent $739

Max offer price $79,700

Occupancy floor 68%

Sensitivity live

Price	-10% $349	-5% $327	+0% $304	+5% $281	+10% $259
Rent	-10% $215	-5% $260	+0% $304	+5% $348	+10% $393
Rate	-1.0pp $344	-0.5pp $324	base $304	+0.5pp $283	+1.0pp $262

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: $19,925
• Closing costs: $2,391
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1917 New Combes Hwy Unit H Harlingen, TX	3.0	2.0	1098	$975	$0.89	22d	1	0.40mi
902 N D St Unit A Harlingen, TX	3.0	2.0	850	$825	$0.97	44d	1	0.43mi
2101 N G St Unit B Harlingen, TX	2.0	2.0	1004	$950	$0.95	22d	1	0.47mi
821 W Matz Ave Unit B Harlingen, TX	3.0	2.0	1190	$1,300	$1.09	14d	1	0.55mi
917 N 1st St Unit 917 Harlingen, TX	2.0	1.0	700	$770	$1.10	44d	1	0.56mi
226 W Darrell Wayne Shipp St Harlingen, TX	3.0	2.0	1400	$1,700	$1.21	44d	1	0.74mi
121 W Ebano Ct Harlingen, TX	2.0	2.0	1174	$1,200	$1.02	44d	1	0.99mi
1421 W Madison Ave Unit A Harlingen, TX	2.0	1.0	1160	$925	$0.80	44d	1	0.99mi
717 E Jim Hogg Ave Harlingen, TX	3.0	1.0	1039	$1,200	$1.15	14d	1	1.01mi
409 E Madison Ave Unit 4 Harlingen, TX	2.0	1.0	770	$750	$0.97	44d	1	1.07mi
106 S A St Harlingen, TX	1.0–2.0	1.0–2.0	877	$850	$0.97	14d	3	1.07mi
2005 Southridge Ave Unit A Harlingen, TX	2.0	2.0	848	$1,250	$1.47	44d	1	1.18mi
2104 Multi National Harlingen, TX	2.0	2.0	830	$1,100	$1.33	44d	1	1.31mi
709 E Jackson St Harlingen, TX	2.0	1.0	1100	$1,050	$0.95	14d	1	1.32mi
2205 Multi National Unit A Harlingen, TX	2.0	2.0	876	$1,100	$1.26	44d	1	1.37mi
204 S 7th St Harlingen, TX	2.0	1.0	713	$725	$1.02	22d	1	1.38mi
2209 Multi National Unit D Harlingen, TX	2.0	2.0	876	$1,100	$1.26	44d	1	1.38mi
2204 Northridge Ave Unit 23 Harlingen, TX	2.0	2.0	955	$1,250	$1.31	22d	1	1.43mi
2204 Northridge Ave Unit 2 Harlingen, TX	2.0	2.0	955	$1,250	$1.31	44d	1	1.43mi
2218 Multi National Unit B Harlingen, TX	2.0	2.0	877	$1,100	$1.25	14d	1	1.44mi
2211 Northridge Ave Unit C Harlingen, TX	2.0	2.0	877	$1,150	$1.31	44d	1	1.44mi
20558 Alta Vista Ct Unit C Harlingen, TX	2.0	2.0	970	$1,125	$1.16	44d	1	1.44mi
2219 Northridge Ave Harlingen, TX	2.0	2.0	830	$1,000	$1.20	14d	1	1.46mi
20550 Alta Vista Ct Unit C Harlingen, TX	2.0	2.0	970	$1,125	$1.16	44d	1	1.46mi

Listing history 13 events

1. 2026-06-16
   status $79,700 Under Contract 31 DOM
2. 2026-06-15
   days on market $79,700 Active 31 DOM
3. 2026-06-14
   days on market $79,700 Active 29 DOM
4. 2026-06-10
   days on market $79,700 Active 26 DOM
5. 2026-06-09
   days on market $79,700 Active 25 DOM
6. 2026-06-09
   days on market $79,700 Active 24 DOM
7. 2026-06-07
   days on market $79,700 Active 23 DOM
8. 2026-06-03
   days on market $79,700 Active 19 DOM
9. 2026-06-02
   days on market $79,700 Active 18 DOM
10. 2026-06-01
    days on market $79,700 Active 17 DOM
11. 2026-05-31
    days on market $79,700 Active 16 DOM
12. 2026-05-30
    days on market $79,700 Active 15 DOM
13. 2026-05-16
    listed $79,700 Active

ⓘ 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: $1,591 · $133/mo
• Projected year-2 tax: $1,591 · $133/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 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: $13,484
• − Mortgage interest: −$4,464
• − Property taxes: −$1,591
• − Insurance: −$398
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,319
• Taxable income: $2,554
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $3,034/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

1 event — show timeline

• 2026-05-16 Listed $79,700 FSBO.com

Property tax history

+9.9%/yr

Latest (2025): $1,591 · +1.1% YoY. Source: county tax records.