4133 N Missouri St · Harlingen, TX 78550

$119,900

2 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 49 Days on market

Built 1999 2,000 sqft lot $111/sqft · 44% below area Est $213k · 44% 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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.7/10.0
• 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

All brick home with very low maintenance required located in a gated over 55yo community. This home comes furnished and has a large living room with an open layout to the kitchen and dining area. It features a large eat-in kitchen, 2 bedrooms with a 2nd bedroom that can be used as a bedroom, den or office area. It has 2 full bathrooms and an indoor laundry room. There's a one car carport and the home has tile and carpet flooring. Its move in ready and it comes with all the appliances. If you're looking for convenience, low maintenance and something move in ready, this home is for you.

Key facts

• Gated community
• Large living room
• Open layout

Tags

• BRICK HOME
• GATED COMMUNITY
• LARGE LIVING ROOM
• OPEN LAYOUT
• LARGE KITCHEN
• INDOOR LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Senior community

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Residential property
• Construction: Brick veneer construction; Slab foundation; Composition roof
• Exterior features: Composition roof; Lot located in Sunshine Country Club Estates; Lot approximately 0.0459 acres

Interior

• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Washer and dryer included; Electric water heater; Carpet and tile flooring; Ceiling fans; Central air conditioning; Central electric heating
• Laundry & utility: Washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $49 ($590/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 $116k (2.9% below list).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: Dishman El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 320 students, 95% FRL); Gutierrez Middle (math 26% / reading 31%, grade F, #1,122 of 1,662 statewide, top 69%, 819 students, 71% FRL); Harlingen H S (math 32% / reading 22%, grade F, #1,204 of 1,632 statewide, top 75%, 1,942 students, 82% FRL).
• Market conditions: Rents rising (+3.5%/yr); 465 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $829 of loan paydown is wiped out by about $4k 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 49 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 8.6

CMA / ARV

• ARV (median comp): $213,491
• List price: $119,900
• Delta: -43.84%
• 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: -12.9%
• Equity multiple: 0.53×
• Total profit: $-15,723
• Equity at exit: $17,877

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-7,289
• Equity at exit: $10,367

Cash invested: $33,572 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,164 high
• Mortgage (P&I): −$629
• Tax from tax record: −$192 /mo · $2,300/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $49

Break-even live

Break-even rent $1,102

Max offer price $119,900

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18586 Primera Rd Harlingen, TX	2.0	2.0	1100	$1,095	$1.00	44d	1	0.79mi
2204 Northridge Ave Unit 2 Harlingen, TX	2.0	2.0	955	$1,250	$1.31	44d	1	0.92mi
2204 Northridge Ave Unit 23 Harlingen, TX	2.0	2.0	955	$1,250	$1.31	21d	1	0.92mi
2211 Northridge Ave Unit C Harlingen, TX	2.0	2.0	877	$1,150	$1.31	44d	1	0.96mi
2104 Multi National Harlingen, TX	2.0	2.0	830	$1,100	$1.33	44d	1	0.97mi
2219 Northridge Ave Harlingen, TX	2.0	2.0	830	$1,000	$1.20	14d	1	0.98mi
2218 Multi National Unit B Harlingen, TX	2.0	2.0	877	$1,100	$1.25	14d	1	0.99mi
2205 Multi National Unit A Harlingen, TX	2.0	2.0	876	$1,100	$1.26	44d	1	1.01mi
2209 Multi National Unit D Harlingen, TX	2.0	2.0	876	$1,100	$1.26	44d	1	1.02mi
2005 Southridge Ave Unit A Harlingen, TX	2.0	2.0	848	$1,250	$1.47	44d	1	1.08mi
17931 Spruce St Harlingen, TX	3.0	2.0	1284	$1,850	$1.44	44d	1	1.40mi
20550 Alta Vista Ct Unit C Harlingen, TX	2.0	2.0	970	$1,125	$1.16	44d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $119,900 Active 49 DOM
2. 2026-06-17
   days on market $119,900 Active 48 DOM
3. 2026-06-16
   days on market $119,900 Active 47 DOM
4. 2026-06-15
   days on market $119,900 Active 46 DOM
5. 2026-06-14
   days on market $119,900 Active 44 DOM
6. 2026-06-10
   days on market $119,900 Active 41 DOM
7. 2026-06-09
   days on market $119,900 Active 40 DOM
8. 2026-06-08
   days on market $119,900 Active 39 DOM
9. 2026-06-07
   days on market $119,900 Active 38 DOM
10. 2026-06-03
    days on market $119,900 Active 34 DOM
11. 2026-06-02
    days on market $119,900 Active 33 DOM
12. 2026-06-01
    days on market $119,900 Active 32 DOM
13. 2026-05-31
    days on market $119,900 Active 31 DOM
14. 2026-05-30
    days on market $119,900 Active 30 DOM
15. 2026-04-30
    listed $119,900 Active 591-char remark
16. 2023-05-03
    soldstatus
17. 2010-03-26
    soldstatus
18. 1998-03-24
    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: $2,300 · $192/mo
• Projected year-2 tax: $2,300 · $192/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 (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $13,969
• − Mortgage interest: −$6,716
• − Property taxes: −$2,300
• − Insurance: −$600
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$3,488
• Taxable loss: −$1,370
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $919/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

4 events — show timeline

• 2026-04-30 Listed $119,900 RGVMLS
• 2023-05-03 Sold (Public Records) — Public Records
• 2010-03-26 Sold (Public Records) — Public Records
• 1998-03-24 Sold (Public Records) — Public Records

Property tax history

-0.4%/yr

Latest (2025): $2,300 · -1.7% YoY. Source: county tax records.