9101 W Business 83 #83 · Harlingen, TX 78552

$49,900

2 bd · 2.0 ba · 672 sqft · SingleFamily public records · 159 Days on market

Built 1969 4,500 sqft lot $74/sqft · 17% below area Est $60k · 17% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• 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

Furnished 2-bedroom, 2-bath mobile home on an oversized lot and a half, fully renovated and move-in ready. Updates include new PEX plumbing, tankless water heater, light fixtures, cabinetry, doors, and flooring. Features an extra-large carport and two storage sheds. Located in a certified 55+ community with amenities including a clubhouse, shuffleboard, and billiards room. HOA fees of $1300/year cover water, trash, and sewer. Make your appointment today!

Key facts

• Fully renovated
• New pex plumbing
• Extra-large carport

Tags

• OVERSIZED LOT
• FULLY RENOVATED
• NEW PEX PLUMBING
• TANKLESS WATER HEATER
• EXTRA-LARGE CARPORT
• TWO STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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-, commute F, employment 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.
• Zoned schools: Stuart Place El (math 30% / reading 40%, grade F, #1,965 of 4,322 statewide, top 46%, 613 students, 59% FRL); Moises Vela Middle (math 27% / reading 30%, grade F, #1,122 of 1,662 statewide, top 69%, 742 students, 67% FRL); Harlingen H S - South (math 47% / reading 17%, grade F, #1,044 of 1,632 statewide, top 66%, 1,571 students, 75% FRL).
• Market conditions: Rents soft (-1.9%/yr); 538 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $7k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1969 — 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: 2.23% ✓
• Cap rate: 19.70%
• Cash-on-cash: 47.87%
• DSCR: 3.13
• GRM: 3.7

CMA / ARV

• ARV (median comp): $60,000
• List price: $49,900
• Delta: -16.83%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 42.0%
• Equity multiple: 2.73×
• Total profit: $24,153
• Equity at exit: $7,440

10-year hold

• IRR: 46.7%
• Equity multiple: 4.88×
• Total profit: $54,151
• Equity at exit: $4,314

Cash invested: $13,972 (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 78552

• Home prices YoY: -13.8%
• Rents YoY: -1.9%
• Active inventory: 538
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $557

Break-even live

Break-even rent $407

Max offer price $49,900

Occupancy floor 45%

Sensitivity live

Price	-10% $586	-5% $571	+0% $557	+5% $543	+10% $529
Rent	-10% $469	-5% $513	+0% $557	+5% $601	+10% $645
Rate	-1.0pp $582	-0.5pp $570	base $557	+0.5pp $544	+1.0pp $531

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $49,900 Active 159 DOM
2. 2026-06-18
   days on market $49,900 Active 156 DOM
3. 2026-06-17
   days on market $49,900 Active 155 DOM
4. 2026-06-16
   days on market $49,900 Active 154 DOM
5. 2026-06-15
   days on market $49,900 Active 153 DOM
6. 2026-06-14
   days on market $49,900 Active 151 DOM
7. 2026-06-10
   days on market $49,900 Active 148 DOM
8. 2026-06-09
   days on market $49,900 Active 147 DOM
9. 2026-06-08
   days on market $49,900 Active 146 DOM
10. 2026-06-07
    days on market $49,900 Active 145 DOM
11. 2026-06-03
    days on market $49,900 Active 141 DOM
12. 2026-06-02
    days on market $49,900 Active 140 DOM
13. 2026-06-01
    days on market $49,900 Active 139 DOM
14. 2026-05-31
    days on market $49,900 Active 138 DOM
15. 2026-05-30
    days on market $49,900 Active 137 DOM
16. 2026-02-08
    price $49,900 458-char remark

    Show marketing remark (458 chars)

    Furnished 2-bedroom, 2-bath mobile home on an oversized lot and a half, fully renovated and move-in ready. Updates include new PEX plumbing, tankless water heater, light fixtures, cabinetry, doors, and flooring. Features an extra-large carport and two storage sheds. Located in a certified 55+ community with amenities including a clubhouse, shuffleboard, and billiards room. HOA fees of $1300/year cover water, trash, and sewer. Make your appointment today!

17. 2026-01-12
    listed $56,500 Active 458-char remark

    Show marketing remark (458 chars)

    Furnished 2-bedroom, 2-bath mobile home on an oversized lot and a half, fully renovated and move-in ready. Updates include new PEX plumbing, tankless water heater, light fixtures, cabinetry, doors, and flooring. Features an extra-large carport and two storage sheds. Located in a certified 55+ community with amenities including a clubhouse, shuffleboard, and billiards room. HOA fees of $1300/year cover water, trash, and sewer. Make your appointment today!

18. 2017-02-01
    soldstatus 322-char remark

    Show marketing remark (322 chars)

    REDUCED, Great Location West of Harlingen, Split floor plan, 2bedrooms, 2 baths, reverse osmosis, carport, storage, and a large 1 1/2 lots. This home has a very well insulated floors, almost new plumbing, and A/C. The monthly HOA fees , includes water, sewer, security lights, and the use of pool hall & club house.

19. 2015-02-18
    listed $19,900 322-char remark

    Show marketing remark (322 chars)

    REDUCED, Great Location West of Harlingen, Split floor plan, 2bedrooms, 2 baths, reverse osmosis, carport, storage, and a large 1 1/2 lots. This home has a very well insulated floors, almost new plumbing, and A/C. The monthly HOA fees , includes water, sewer, security lights, and the use of pool hall & club house.

20. 2007-11-28
    soldstatus
21. 1996-10-30
    soldstatus
22. 1992-09-01
    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: $469 · $39/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$444/yr (+$37/mo · 94.6%)

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

Taxation est. · year 1

• Rental income: $13,351
• − Mortgage interest: −$2,795
• − Property taxes: −$469
• − Insurance: −$250
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$1,452
• Taxable income: $6,249
• Est. tax owed @ 24.0%: −$1,500
• After-tax cash flow: $5,188/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

• County: Cameron County · 310,734 people
• City population: 95,667
• 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

+150.8% since first listed

7 events — show timeline

• 2026-02-08 Price Changed $49,900 RGVMLS
• 2026-01-12 Listed $56,500 RGVMLS
• 2017-02-01 Sold (MLS) — RGVMLS
• 2015-02-18 Listed $19,900 RGVMLS
• 2007-11-28 Sold (Public Records) — Public Records
• 1996-10-30 Sold (Public Records) — Public Records
• 1992-09-01 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $469 · +19.2% YoY. Source: county tax records.