911 Curtis St · Harlingen, TX 78550

$57,000

1 bd · 1.0 ba · 704 sqft · SingleFamily public records · 106 Days on market

Built 1927 2,749 sqft lot $81/sqft · 38% below area Est $92k · 38% under ↓ 17% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

INVESTOR ALERT! Don’t miss this great opportunity near downtown Harlingen. This property offers excellent potential for renovation or redevelopment in a convenient, centrally located area. Property is being sold AS IS.

Key facts

• 2,749 sq ft lot
• Built 1927
• Listed 106 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($820 rent vs $57k).
• Recommended offer: $52k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 2 comparable units currently listed for rent nearby; 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 $394 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 $16k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,870 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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: 1.44% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.34%
• DSCR: 1.77
• GRM: 5.8

CMA / ARV

• ARV (median comp): $92,220
• List price: $57,000
• Delta: -38.19%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.3%
• Equity multiple: 1.37×
• Total profit: $5,856
• Equity at exit: $8,499

10-year hold

• IRR: 18.8%
• Equity multiple: 2.61×
• Total profit: $25,672
• Equity at exit: $4,928

Cash invested: $15,960 (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: 5.8×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $231

Break-even live

Break-even rent $528

Max offer price $57,000

Occupancy floor 67%

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 S 7th St Harlingen, TX	2.0	1.0	713	$725	$1.02	21d	1	1.08mi
917 N 1st St Unit 917 Harlingen, TX	2.0	1.0	700	$770	$1.10	44d	1	1.19mi

Listing history 26 events

1. 2026-06-18
   days on market $57,000 Active 106 DOM
2. 2026-06-17
   days on market $57,000 Active 105 DOM
3. 2026-06-16
   days on market $57,000 Active 104 DOM
4. 2026-06-15
   days on market $57,000 Active 103 DOM
5. 2026-06-14
   days on market $57,000 Active 101 DOM
6. 2026-06-10
   days on market $57,000 Active 98 DOM
7. 2026-06-09
   days on market $57,000 Active 97 DOM
8. 2026-06-08
   days on market $57,000 Active 96 DOM
9. 2026-06-07
   days on market $57,000 Active 95 DOM
10. 2026-06-03
    days on market $57,000 Active 91 DOM
11. 2026-06-02
    days on market $57,000 Active 90 DOM
12. 2026-06-01
    days on market $57,000 Active 89 DOM
13. 2026-05-31
    days on market $57,000 Active 88 DOM
14. 2026-05-30
    days on market $57,000 Active 87 DOM
15. 2026-03-04
    listed $57,000 Active 224-char remark

    Show marketing remark (224 chars)

    INVESTOR ALERT! Don’t miss this great opportunity near downtown Harlingen. This property offers excellent potential for renovation or redevelopment in a convenient, centrally located area. Property is being sold AS IS.

16. 2025-10-02
    listed $57,000 Active 218-char remark

    Show marketing remark (218 chars)

    INVESTOR ALERT! Don't miss this great opportunity near downtown Harlingen. This property offers excellent potential for renovation or redevelopment in a convenient, centrally located area. Property is being sold AS IS.

17. 2025-08-01
    price $57,000
18. 2025-08-01
    price $57,000
19. 2025-05-24
    price $61,000
20. 2025-05-24
    price $61,000
21. 2025-02-13
    price $64,000
22. 2025-02-13
    price $64,000
23. 2024-12-07
    price $66,000
24. 2024-12-07
    price $66,000
25. 2024-11-01
    listed $69,000 Active
26. 2024-10-15
    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: $1,135 · $95/mo
• Projected year-2 tax: $1,135 · $95/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 · 25 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: $9,842
• − Mortgage interest: −$3,193
• − Property taxes: −$1,135
• − Insurance: −$285
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$1,658
• Taxable income: $1,996
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $2,289/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

-17.4% since first listed

12 events — show timeline

• 2026-03-04 Listed $57,000 MCALLENMLS
• 2025-10-02 Listed $57,000 RGVMLS
• 2025-08-01 Price Changed $57,000 RGVMLS
• 2025-08-01 Price Changed $57,000 MCALLENMLS
• 2025-05-24 Price Changed $61,000 MCALLENMLS
• 2025-05-24 Price Changed $61,000 RGVMLS
• 2025-02-13 Price Changed $64,000 MCALLENMLS
• 2025-02-13 Price Changed $64,000 RGVMLS
• 2024-12-07 Price Changed $66,000 RGVMLS
• 2024-12-07 Price Changed $66,000 MCALLENMLS
• 2024-11-01 Listed $69,000 MCALLENMLS
• 2024-10-15 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,135 · +53.2% YoY. Source: county tax records.