1007 N 7th St · Harlingen, TX 78550

$74,900

3 bd · 2.0 ba · 1,656 sqft · SingleFamily public records · 91 Days on market

Built 2000 0.25 ac lot $45/sqft · 59% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Fixer upper in the heart of Harlingen, due diligence to be done for buyer, great investment potential. FIRM PRICE

Key facts

• 0.25 acre lot
• 2 parking spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent runs 37% 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 $518 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: major 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 $68,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.99% ✓
• Cap rate: 15.10%
• Cash-on-cash: 31.44%
• DSCR: 2.40
• GRM: 4.2

CMA / ARV

• ARV (median comp): $182,639
• List price: $74,900
• Delta: -58.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Orange Grove Rd	0.35mi	3/2.0	1,806 (+9%)	12mo	$156,000	$86	59
1905 N 8th St	0.57mi	3/2.0	1,434 (-13%)	10mo	$210,000	$146	42

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: 26.9%
• Equity multiple: 2.13×
• Total profit: $23,629
• Equity at exit: $11,168

10-year hold

• IRR: 34.9%
• Equity multiple: 4.28×
• Total profit: $68,825
• Equity at exit: $6,476

Cash invested: $20,972 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$393
• Tax from tax record: −$207 /mo · $2,479/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $549

Break-even live

Break-even rent $798

Max offer price $74,900

Occupancy floor 58%

Sensitivity live

Price	-10% $592	-5% $571	+0% $549	+5% $528	+10% $507
Rent	-10% $431	-5% $490	+0% $549	+5% $608	+10% $667
Rate	-1.0pp $587	-0.5pp $569	base $549	+0.5pp $530	+1.0pp $510

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 E Carrol St Harlingen, TX	3.0	2.5	1914	$1,700	$0.89	21d	1	0.30mi
709 E Jackson St Harlingen, TX	2.0	1.0	1100	$1,050	$0.95	14d	1	0.69mi
421 Jennifer Ct Harlingen, TX	3.0	2.0	2027	$1,975	$0.97	21d	1	0.80mi
1802 E Washington Ave Harlingen, TX	1.0–3.0	1.0–2.0	848	$1,050	$1.24	21d	1	0.82mi
1802 E Washington Ave Unit 44 Harlingen, TX	3.0	2.0	1056	$1,050	$0.99	14d	1	0.83mi
1802 E Washington Ave Unit 94 Harlingen, TX	3.0	2.0	1056	$825	$0.78	14d	1	0.83mi
714 Winddrift St Harlingen, TX	3.0	2.0	1668	$1,850	$1.11	21d	1	0.86mi
1917 New Combes Hwy Unit H Harlingen, TX	3.0	2.0	1098	$975	$0.89	21d	1	0.88mi
918 E Leggett Rd Harlingen, TX	3.0	2.0	1756	$1,700	$0.97	21d	1	0.91mi
1057 E Matz Ave Harlingen, TX	3.0	2.0	1692	$1,850	$1.09	44d	1	0.92mi
1309 Summerfield Ln Harlingen, TX	3.0	2.0	2127	$2,100	$0.99	44d	1	0.96mi
226 W Darrell Wayne Shipp St Harlingen, TX	3.0	2.0	1400	$1,700	$1.21	44d	1	1.07mi
1505 N 25th St Unit 305 Harlingen, TX	2.0	2.0	1167	$825	$0.71	21d	1	1.11mi
2014 E Monroe Ave Harlingen, TX	3.0	1.0	1148	$1,350	$1.18	21d	1	1.11mi
2706 Jeff St Harlingen, TX	4.0	2.0	2007	$2,100	$1.05	21d	1	1.13mi
1630 Summerfield Ln N Harlingen, TX	3.0	2.0	1680	$1,900	$1.13	21d	1	1.15mi
1010 W Madison Ave Unit A Harlingen, TX	4.0	2.5	1761	$1,600	$0.91	21d	1	1.17mi
2002 E Van Buren Ave Harlingen, TX	2.0	1.0	1062	$1,150	$1.08	21d	1	1.18mi
504 Rock Cir Unit 1 Harlingen, TX	2.0	1.5	1050	$925	$0.88	21d	1	1.23mi
2209 E Jackson St Harlingen, TX	4.0	2.0	1356	$1,250	$0.92	44d	1	1.25mi
121 W Ebano Ct Harlingen, TX	2.0	2.0	1174	$1,200	$1.02	44d	1	1.26mi
821 W Matz Ave Unit B Harlingen, TX	3.0	2.0	1190	$1,300	$1.09	14d	1	1.27mi
2234 S Christians Cir Harlingen, TX	3.0	2.0	1493	$2,400	$1.61	44d	1	1.27mi
1722 Stone Dr Unit 2 Harlingen, TX	2.0	2.5	1100	$1,000	$0.91	44d	1	1.28mi
1902 E Tyler Ave Harlingen, TX	2.0–3.0	1.0–2.0	1007	$1,060	$1.05	14d	6	1.33mi
737 Sonesta Dr Unit B Harlingen, TX	2.0	1.5	1064	$950	$0.89	21d	1	1.37mi
2405 E Van Buren Ave Harlingen, TX	3.0	1.0	1370	$1,350	$0.99	44d	1	1.37mi
1622 Gabriels Lndg Harlingen, TX	4.0	2.0	2200	$2,000	$0.91	44d	1	1.38mi
1701 Gabriels Lndg Harlingen, TX	3.0	2.0	1699	$2,350	$1.38	21d	1	1.42mi
1626 Christians Cir Harlingen, TX	3.0	2.0	1827	$2,200	$1.20	14d	1	1.43mi
721 Sonesta Ct Unit 4 Harlingen, TX	2.0	2.5	1085	$925	$0.85	44d	1	1.43mi
2526 Chuparosa Ct Apt B Harlingen, TX	2.0	2.5	1092	$925	$0.85	44d	1	1.46mi
1421 W Madison Ave Unit A Harlingen, TX	2.0	1.0	1160	$925	$0.80	44d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $74,900 Active 91 DOM
2. 2026-06-17
   days on market $74,900 Active 90 DOM
3. 2026-06-16
   days on market $74,900 Active 89 DOM
4. 2026-06-15
   days on market $74,900 Active 88 DOM
5. 2026-06-14
   days on market $74,900 Active 86 DOM
6. 2026-06-10
   days on market $74,900 Active 83 DOM
7. 2026-06-09
   days on market $74,900 Active 82 DOM
8. 2026-06-08
   days on market $74,900 Active 81 DOM
9. 2026-06-07
   pricedays on market $74,900 Active 80 DOM
10. 2026-06-03
    days on market $84,900 Active 76 DOM
11. 2026-06-02
    days on market $84,900 Active 75 DOM
12. 2026-06-01
    days on market $84,900 Active 74 DOM
13. 2026-05-31
    days on market $84,900 Active 73 DOM
14. 2026-05-30
    days on market $84,900 Active 72 DOM
15. 2026-03-19
    listed $84,900 Active 113-char remark

    Show marketing remark (113 chars)

    Fixer upper in the heart of Harlingen, due diligence to be done for buyer, great investment potential. FIRM PRICE

ⓘ 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: $2,479 · $207/mo
• Projected year-2 tax: $2,479 · $207/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 6/10 Major FEMA zone X (unshaded) · 67% 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: $17,925
• − Mortgage interest: −$4,196
• − Property taxes: −$2,479
• − Insurance: −$374
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$2,179
• Taxable income: $5,829
• Est. tax owed @ 24.0%: −$1,399
• After-tax cash flow: $5,195/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

• 2026-03-19 Listed $84,900 MCALLENMLS

Property tax history

+4.9%/yr

Latest (2025): $2,479 · +10.3% YoY. Source: county tax records.