Ricardo Salazar REALTOR® · RCR Real Connect Realty
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Ricardo Salazar · REALTOR® · TREC #643769 · RCR Real Connect Realty (broker license #9012393)

Investor sheet · MLS# 29775427 · https://ricosalazar.com/properties/1609-clinton-st-harlingen-tx-78550-29775427

For sale

$325,000

1609 Clinton St, Harlingen, TX 78550

units
2
ft²
2,016
Est. cap rate 4.5% See the numbers →

MLS# 29775427 · Listed by Adam Cantwell, CANTWELL & COMPANY REAL ESTATE · Tel. 956-423-2834

  • TypeIncome property
  • Year built2026
  • Lot0.15 acres
  • Price / ft²$161
  • Rent (MLS)$2,590/mo
  • Gateway International Bridge≈ 35 min approx.
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Description

Brand New Construction Duplex – Turnkey Investment Opportunity! This newly built duplex offers modern design, quality finishes, and strong rental income potential. Each unit features 1,008sf+/- 2BDs/2BTHs currently leasing for $1,295 per side. Both residences showcase all-tile flooring throughout, quartz countertops, privacy fenced back yards, and stainless steel kitchen appliances included for a clean, contemporary look. Spacious layouts include walk-in closets and thoughtfully designed living areas. Situated in a more private location within the subdivision, this property delivers comfort, durability, and long-term value. Ideal for investors or owner-occupants seeking low-maintenance, new construction with immediate income.

Property details

Type
Income property · Multi Family
Status
For sale
MLS#
29775427
Price
$325,000
Price per ft²
$161
Units
2
Living area
2,016 ft²
Lot size
0.15 acres
Year built
2026
Subdivision
Coakley Estates
City
Harlingen
County
Cameron
Days on market
205
Listed
Apr 6, 2026
Last updated
Apr 6, 2026, 3:06 PM CT

Numbers for investors

Price per ft²

$161

Source: MLS listing

Current rent

$2,590/mo

Gross yield 9.6%

Source: MLS listing

Days on market

205

Source: MLS listing

Est. fixed costs per month
$867/mo Est.
Cash to close with 25% down
$91,000 Est.
Est. cap rate
4.5% Est.

How we calculate the cap rate, and how accurate it is

General information only, not legal, tax or financial advice. Ricardo Salazar is a licensed real estate agent, not an attorney, CPA or lender. Consult qualified professionals in the U.S. and Mexico.

Investment calculator · Estimates

What could it earn?

Purchase

List price per the MLS. Try your own offer.

25%

100% = cash purchase, no loan.

7%

Planning assumption, not a lender quote.

Loan term
Income
/mo

Current rent reported in the MLS listing.

8%

Share of the year the property sits empty.

Expenses
/yr

Estimated at 2.2% of the price per year. Verify it with the Cameron Appraisal District.

/yr

Estimated at 1% of the price per year; coastal wind coverage can cost more.

/mo

If the property has an HOA, enter the monthly dues.

5%

% of collected rent.

8%

% of collected rent, if you hire a manager.

3%

Buyer side: title, appraisal, lender fees (estimate).

How we calculate the cap rate, and how accurate it is

Cap rate = NOI ÷ price. NOI is the rent you would collect in a year, after vacancy, minus the costs of running the property. The loan is left out, so the cap rate measures the property as if you paid cash.

Gross rent, 12 months MLS listing
$31,080
Rent per unit (2 units), per month
$1,295/mo
Gross yield: rent ÷ price, before costs
9.6%
minus Vacancy (8% of gross rent) Assumption
$2,486
equals Rent collected
$28,594
minus Property tax Estimate
$7,150
minus Insurance Estimate
$3,250
minus HOA dues, 12 months Not provided
$0
minus Maintenance (5% of rent collected) Assumption
$1,430
minus Management (8% of rent collected) Assumption
$2,287
equals Net operating income (NOI)
$14,476
divided by Price MLS listing
$325,000
equals Cap rate
4.5%

Amounts are rounded to the dollar; the cap rate uses the exact figures.

Is it accurate?

It is an estimate, not a quote or a guaranteed return. It is only as good as its inputs:

  • From the MLS listing: price, rent
  • Our estimates and assumptions: property tax, insurance, vacancy, maintenance, management
  • Not provided, counted as $0: HOA
  • MLS figures are what the listing reports. We have not verified them.
  • Listings in this MLS do not include property tax, so unless you enter your own figure we use 2.2% of the price a year. Look up the property’s value and taxing units at the Cameron Appraisal District (opens in a new tab); a rental does not get the homestead exemption.
  • If a listing advertises its own cap rate, it may leave out vacancy, management or other costs, which makes it look higher.
  • To confirm it, ask for the current lease or rent roll, last year’s tax bill (Cameron County Tax Assessor-Collector) and your own insurance quote from a Texas-licensed agent; coastal wind and flood coverage can cost much more. For a specific property, Ricardo can ask the listing agent for the lease, the tax bill and what the seller pays for insurance.

What it leaves out

  • The mortgage. Your loan shows up in cash flow and cash-on-cash, not in the cap rate.
  • Big repairs and replacements (roof, A/C, appliances) and savings set aside for them.
  • Utilities, lawn care or pest control, if the owner pays them.
  • Closing costs, leasing fees, income taxes in the U.S. or Mexico, and depreciation.

Location and drive times

1609 Clinton St, Harlingen, TX 78550 Open in Google Maps (opens in a new tab)

  • Gateway International Bridge≈ 35 min approx.
  • B&M International Bridge≈ 35 min approx.
  • UTRGV Brownsville campus≈ 35 min approx.
  • Port of Brownsville≈ 35 min approx.
  • Veterans International Bridge at Los Tomates≈ 35 min approx.
  • South Padre Island (Queen Isabella Causeway)≈ 45 min approx.
  • SpaceX Starbase launch site, Boca Chica≈ 55 min approx.

Approximate car times computed from the map: city pace for the first 10 km, highway pace after that, and trips that would cross the ship channel go around it by the Port. They do not include traffic, bridge waits or launch-day road closures.

Schematic

Approximate positions; not a navigation map.

  • Area (opens its page)
  • International bridge
  • Main highway
  • Ship channel

Gateway Bridge to South Padre Island: ≈ 37 km (23 mi) in a straight line.

Base map data © OpenStreetMap

Buying from Mexico with a loan?

Ricardo is not a lender. Ask him which loan types exist for foreign buyers and which documents lenders usually request.

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Ask about this property

Ricardo Salazar

REALTOR® · TREC #643769

Ricardo Salazar

RCR Real Connect Realty

  • Español
  • English
Phone / WhatsApp
+1 (956) 592-5052
Website
https://ricosalazar.com/

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Income property · Harlingen

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Listing office: CANTWELL & COMPANY REAL ESTATE

Listing agent: Adam Cantwell

Office contact: 956-423-2834

MLS# 29775427 · Last updated

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$325,000Est. cap rate 4.5%

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1609 Clinton St, Harlingen, TX 78550 · MLS# 29775427