210 Mcgregor Ave · Harlingen, TX 78550

$115,000

3 bd · 1.0 ba · 977 sqft · Other public records · 126 Days on market

Built 1952 5,594 sqft lot $118/sqft · 25% below area Est $152k · 25% under

---

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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.0/10.0
• 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 MLS

Excellent investment opportunity with long-term tenant in place, providing immediate income potential. Ideally located just minutes from Valley International Airport, Valley Baptist Medical Center, TSTC College, the expressway, and downtown Harlingen. Convenient access to major shopping centers, restaurants, and key employment hubs. Strong rental demand area makes this a great opportunity for both new and seasoned investors looking to start or expand their portfolio. Prime location with long-term upside and consistent cash flow potential.

Key facts

• Strong rental demand
• Prime location
• 5,594 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• IMMEDIATE INCOME POTENTIAL
• STRONG RENTAL DEMAND
• PRIME LOCATION
• CONSISTENT CASH FLOW POTENTIAL

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$152,473) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $38 ($453/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 $103k (10.4% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $795 of loan paydown is wiped out by about $3k 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 126 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1952 — 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 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. 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.
7. 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.
8. 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: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (median comp): $152,473
• List price: $115,000
• Delta: -24.58%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.45% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-15,757
• Equity at exit: $17,147

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-8,664
• Equity at exit: $9,943

Cash invested: $32,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,031 high
• Mortgage (P&I): −$603
• Tax from tax record: −$126 /mo · $1,508/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $38

Break-even live

Break-even rent $983

Max offer price $115,000

Occupancy floor 91%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	21d	1	0.38mi
917 N 1st St Unit 917 Harlingen, TX	2.0	1.0	700	$770	$1.10	43d	1	0.51mi
902 N D St Unit A Harlingen, TX	3.0	2.0	850	$825	$0.97	43d	1	0.66mi
717 E Jim Hogg Ave Harlingen, TX	3.0	1.0	1039	$1,200	$1.15	13d	1	0.66mi
2101 N G St Unit B Harlingen, TX	2.0	2.0	1004	$950	$0.95	21d	1	0.67mi
409 E Madison Ave Unit 4 Harlingen, TX	2.0	1.0	770	$750	$0.97	43d	1	0.96mi
709 E Jackson St Harlingen, TX	2.0	1.0	1100	$1,050	$0.95	13d	1	1.15mi
106 S A St Harlingen, TX	1.0–2.0	1.0–2.0	877	$850	$0.97	13d	3	1.15mi
20558 Alta Vista Ct Unit C Harlingen, TX	2.0	2.0	970	$1,125	$1.16	43d	1	1.16mi
20550 Alta Vista Ct Unit C Harlingen, TX	2.0	2.0	970	$1,125	$1.16	43d	1	1.18mi
204 S 7th St Harlingen, TX	2.0	1.0	713	$725	$1.02	21d	1	1.25mi
1723 Warren St Harlingen, TX	2.0	1.0	950	$865	$0.91	43d	1	1.26mi
1802 E Washington Ave Harlingen, TX	1.0–3.0	1.0–2.0	848	$1,050	$1.24	21d	1	1.30mi
1802 E Washington Ave Unit 94 Harlingen, TX	3.0	2.0	1056	$825	$0.78	13d	1	1.32mi
1802 E Washington Ave Unit 56 Harlingen, TX	2.0	2.0	1024	$995	$0.97	13d	1	1.32mi
1802 E Washington Ave Unit 54 Harlingen, TX	2.0	2.0	1024	$900	$0.88	13d	1	1.32mi
1802 E Washington Ave Unit 45 Harlingen, TX	2.0	1.5	858	$875	$1.02	13d	1	1.32mi
1802 E Washington Ave Unit 96 Harlingen, TX	2.0	1.0	768	$825	$1.07	13d	1	1.32mi
1802 E Washington Ave Unit 44 Harlingen, TX	3.0	2.0	1056	$1,050	$0.99	13d	1	1.32mi
1802 E Washington Ave Unit 14 Harlingen, TX	2.0	1.0	768	$875	$1.14	13d	1	1.32mi

Listing history 17 events

1. 2026-06-18
   days on market $115,000 Active 126 DOM
2. 2026-06-17
   days on market $115,000 Active 125 DOM
3. 2026-06-16
   days on market $115,000 Active 124 DOM
4. 2026-06-15
   days on market $115,000 Active 123 DOM
5. 2026-06-14
   days on market $115,000 Active 121 DOM
6. 2026-06-10
   days on market $115,000 Active 118 DOM
7. 2026-06-09
   days on market $115,000 Active 117 DOM
8. 2026-06-08
   days on market $115,000 Active 116 DOM
9. 2026-06-07
   days on market $115,000 Active 115 DOM
10. 2026-06-03
    days on market $115,000 Active 111 DOM
11. 2026-06-02
    days on market $115,000 Active 110 DOM
12. 2026-06-01
    days on market $115,000 Active 109 DOM
13. 2026-05-31
    days on market $115,000 Active 108 DOM
14. 2026-05-30
    days on market $115,000 Active 107 DOM
15. 2026-02-12
    listed $115,000 Active 544-char remark

    Show marketing remark (544 chars)

    Excellent investment opportunity with long-term tenant in place, providing immediate income potential. Ideally located just minutes from Valley International Airport, Valley Baptist Medical Center, TSTC College, the expressway, and downtown Harlingen. Convenient access to major shopping centers, restaurants, and key employment hubs. Strong rental demand area makes this a great opportunity for both new and seasoned investors looking to start or expand their portfolio. Prime location with long-term upside and consistent cash flow potential.

16. 2006-03-09
    soldstatus
17. 2006-03-09
    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: $1,508 · $126/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$597/yr (+$50/mo · 39.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% 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: $12,370
• − Mortgage interest: −$6,442
• − Property taxes: −$1,508
• − Insurance: −$575
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$3,345
• Taxable loss: −$1,479
• Est. tax savings @ 24.0%: +$355
• After-tax cash flow: $808/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

3 events — show timeline

• 2026-02-12 Listed $115,000 RGVMLS
• 2006-03-09 Sold (Public Records) — Public Records
• 2006-03-09 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,508 · +20.3% YoY. Source: county tax records.