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

Investor sheet · MLS# 29779625 · https://ricosalazar.com/properties/2402-n-ed-carey-dr-harlingen-tx-78550-29779625

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For sale

$100,000

Price cut $17K

2402 N Ed Carey Dr. #45, Harlingen, TX 78550

bd: 3
ba: 2
ft²: 1,588

Est. cash flow +$337/mo · Est. cap rate 10.0% See the numbers →

MLS# 29779625 · Listed by Monica Benavides Team, THE MBTEAM · Tel. 956-357-4632

TypeCondo / townhome
Year built1975
Price / ft²$63
HOA / month$198
Est. rent$1,625/mo Est.
Gateway International Bridge≈ 35 min approx.

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Description

Welcome to this spacious Treasure Hills townhome featuring 3 bedrooms, 2.5 baths, and a 2-car garage. Enjoy a private downstairs patio plus a deck located just off the upstairs primary bedroom—perfect for relaxing and enjoying the outdoors. Both the interior and exterior A/C units have been replaced, offering an important update to the home. Conveniently located near medical centers, TSTC, Valley International Airport, Treasure Hills Elementary, shopping, dining, and more. HOA dues are approximately $198 per month and include pool and clubhouse privileges, exterior maintenance, and yard care. With a little TLC and your personal touches, this townhome has great potential to become the perfect home or investment property. Schedule your showing today!

Property details

Type: Condo / townhome · Townhouse
Status: For sale
MLS#: 29779625
Price: $100,000
Price per ft²: $63
Bedrooms: 3
Bathrooms: 2
Living area: 1,588 ft²
Lot size: 0.08 acres
Year built: 1975
Subdivision: Treasure Hills Townhomes
City: Harlingen
County: Cameron
HOA: $198/mo
Days on market: 42
Listed: Sep 17, 2026
Last updated: Oct 23, 2026, 11:19 AM CT

Numbers for investors

Price per ft²

$63

Source: MLS listing

Estimated rent

$1,625/mo

Gross yield 19.5%

Asking rent: median of 14 active rentals, ZIP 78550, 3 bedrooms (not signed leases) · RGV MLS, Oct 28, 2026

Days on market

Source: MLS listing

Est. fixed costs per month: $465/mo Est.
Cash to close with 25% down: $28,000 Est.
Est. cap rate: 10.0% 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

Price

List price per the MLS. Try your own offer.

Down payment25%

100% = cash purchase, no loan.

Interest rate7%

Planning assumption, not a lender quote.

Loan term

15 yrs 20 yrs 30 yrs

Income

Monthly rent

/mo

Asking rent: median of 14 active rentals, ZIP 78550, 3 bedrooms (not signed leases) · RGV MLS, Oct 28, 2026

Vacancy8%

Share of the year the property sits empty.

Expenses

Property tax

/yr

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

Insurance

/yr

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

HOA

/mo

Monthly dues per the MLS listing.

Maintenance5%

% of collected rent.

Property management8%

% of collected rent, if you hire a manager.

Closing costs3%

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

I am a foreign buyer (no SSN)

Monthly cash flow Est.

+$337

10.0% How it’s calculated

14.4%

Estimated monthly cost

Mortgage $499
Tax $183
Insurance $83
HOA $198
Operations $194

Mortgage payment (P&I): $499/mo
Rent after vacancy: $1,495/mo
Total monthly cost: $1,158/mo
Net operating income (NOI): $10,032/yr
Down payment: $25,000
Closing costs (est.): $3,000
Cash needed at closing: $28,000

Review these numbers with Ricardo

Illustrative estimates only, not financial advice or a guarantee of results. Assumptions are editable; taxes, insurance, rent and rates vary. Verify with a lender, insurer and CPA.

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 Estimate: $19,500
Gross yield: rent ÷ price, before costs: 19.5%
minus Vacancy (8% of gross rent) Assumption: $1,560
equals Rent collected: $17,940
minus Property tax Estimate: $2,200
minus Insurance Estimate: $1,000
minus HOA dues, 12 months MLS listing: $2,376
minus Maintenance (5% of rent collected) Assumption: $897
minus Management (8% of rent collected) Assumption: $1,435
equals Net operating income (NOI): $10,032
divided by Price MLS listing: $100,000
equals Cap rate: 10.0%

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, HOA
From a rent comparable:
Your figures:
Our estimates and assumptions: rent, property tax, insurance, vacancy, maintenance, management
Not provided, counted as $0:
Missing:

MLS figures are what the listing reports. We have not verified them.
The tax on a listing is the seller’s last bill, and it can be lower than what you will pay: a homestead exemption, the 10% cap on homestead appraisals and an over-65 or disability tax ceiling do not carry over to an investor.
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

2402 N Ed Carey Dr. #45, Harlingen, TX 78550 Open in Google Maps (opens in a new tab)

Gateway International Bridge≈ 35 min approx.
UTRGV Brownsville campus≈ 35 min approx.
B&M International Bridge≈ 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.

Texas · USA Tamaulipas · Mexico Matamoros Port Isabel Laguna Madre Gulf Rio Grande Ship channel I-69E SH 48 SH 4 SH 100 3 international bridges3 bridges UTRGV