810 E Bowie Ave · Harlingen, TX 78550

$205,189

3 bd · 2.0 ba · 2,165 sqft · SingleFamily public records · 414 Days on market

Built 1953 0.32 ac lot $95/sqft · at area comps Est $209k · at est. ↓ 10% since listing

---

Why this score? — see what drove the D 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 +12.8/30.0
• ARV discount +8.4/15.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• 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 MLS

BRICK HOME! Discover this charming 3-bedroom brick home in Harlingen, offering a spacious and inviting living space in a prime location. This property presents a remarkable opportunity with easy access to Valley International Airport, the Harlingen Cultural Arts Center, and Pendleton Park and Pool. You'll also appreciate the convenience of being close to shopping malls and daily amenities. Just a short drive away, you can enjoy the coastal beauty of South Padre Island or explore the Texas/Mexico border for international adventures. This home perfectly blends comfort, convenience, and a vibrant lifestyle—don't miss the chance to make it yours! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Brick home
• 0.32 acre lot
• Built 1953

Tags

• BRICK HOME
• SPACIOUS LIVING SPACE
• CLOSE TO SHOPPING MALLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-20 ($-244/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (11.4% below list).
• Recommended offer: $181k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 45% 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 $1k of loan paydown is wiped out by about $6k 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 414 days — a 12% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $180,566 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 414 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

• ARV (median comp): $209,268
• List price: $205,189
• Delta: -1.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 E Crockett Ave	0.28mi	3/2.5	2,154 (-0%)	14mo	$160,000	$74	72
1213 Ferguson Dr	0.40mi	3/3.0	2,207 (+2%)	23mo	$250,000	$113	55
201 Mcgregor St #203	0.66mi	3/1.0	2,192 (+1%)	11mo	$155,000	$71	54
914 E Carrol St	0.24mi	4/2.0 (+1)	1,914 (-12%)	13mo	$185,000	$97	54

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-33,670
• Equity at exit: $30,594

10-year hold

• IRR: -7.4%
• Equity multiple: 0.52×
• Total profit: $-27,360
• Equity at exit: $17,741

Cash invested: $57,453 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$1,076
• Tax from tax record: −$295 /mo · $3,535/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-20

Break-even live

Break-even rent $1,843

Max offer price $201,590

Occupancy floor 96%

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: $51,297
• Closing costs: $6,156
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	0.23mi
421 Jennifer Ct Harlingen, TX	3.0	2.0	2027	$1,975	$0.97	21d	1	0.83mi
714 Winddrift St Harlingen, TX	3.0	2.0	1668	$1,850	$1.11	21d	1	0.87mi
1057 E Matz Ave Harlingen, TX	3.0	2.0	1692	$1,850	$1.09	43d	1	0.89mi
918 E Leggett Rd Harlingen, TX	3.0	2.0	1756	$1,700	$0.97	21d	1	0.89mi
1309 Summerfield Ln Harlingen, TX	3.0	2.0	2127	$2,100	$0.99	43d	1	0.90mi
2605 E Mark Cir Harlingen, TX	4.0	3.0	2437	$2,400	$0.98	44d	1	1.06mi
1630 Summerfield Ln N Harlingen, TX	3.0	2.0	1680	$1,900	$1.13	21d	1	1.09mi
2706 Jeff St Harlingen, TX	4.0	2.0	2007	$2,100	$1.05	21d	1	1.11mi
226 W Darrell Wayne Shipp St Harlingen, TX	3.0	2.0	1400	$1,700	$1.21	43d	1	1.14mi
2234 S Christians Cir Harlingen, TX	3.0	2.0	1493	$2,400	$1.61	43d	1	1.20mi
1010 W Madison Ave Unit A Harlingen, TX	4.0	2.5	1761	$1,600	$0.91	21d	1	1.29mi
1622 Gabriels Lndg Harlingen, TX	4.0	2.0	2200	$2,000	$0.91	43d	1	1.33mi
1701 Gabriels Lndg Harlingen, TX	3.0	2.0	1699	$2,350	$1.38	21d	1	1.37mi
1626 Christians Cir Harlingen, TX	3.0	2.0	1827	$2,200	$1.20	13d	1	1.38mi

Listing history 25 events

1. 2026-06-18
   days on market $205,189 Active 414 DOM
2. 2026-06-17
   days on market $205,189 Active 413 DOM
3. 2026-06-16
   days on market $205,189 Active 412 DOM
4. 2026-06-15
   days on market $205,189 Active 411 DOM
5. 2026-06-14
   days on market $205,189 Active 409 DOM
6. 2026-06-10
   days on market $205,189 Active 406 DOM
7. 2026-06-09
   days on market $205,189 Active 405 DOM
8. 2026-06-09
   days on market $205,189 Active 404 DOM
9. 2026-06-07
   days on market $205,189 Active 403 DOM
10. 2026-06-03
    days on market $205,189 Active 399 DOM
11. 2026-06-02
    days on market $205,189 Active 398 DOM
12. 2026-06-01
    days on market $205,189 Active 397 DOM
13. 2026-05-31
    days on market $205,189 Active 396 DOM
14. 2026-05-30
    days on market $205,189 Active 395 DOM
15. 2026-02-18
    price $205,189 881-char remark

    Show marketing remark (881 chars)

    BRICK HOME! Discover this charming 3-bedroom brick home in Harlingen, offering a spacious and inviting living space in a prime location. This property presents a remarkable opportunity with easy access to Valley International Airport, the Harlingen Cultural Arts Center, and Pendleton Park and Pool. You'll also appreciate the convenience of being close to shopping malls and daily amenities. Just a short drive away, you can enjoy the coastal beauty of South Padre Island or explore the Texas/Mexico border for international adventures. This home perfectly blends comfort, convenience, and a vibrant lifestyle—don't miss the chance to make it yours! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

16. 2026-02-09
    status Active 644-char remark

    Show marketing remark (644 chars)

    Discover this charming 3-bedroom brick home in Harlingen, offering a spacious and inviting living space in a prime location. This property presents a remarkable opportunity with easy access to Valley International Airport, the Harlingen Cultural Arts Center, and Pendleton Park and Pool. You'll also appreciate the convenience of being close to shopping malls and daily amenities. Just a short drive away, you can enjoy the coastal beauty of South Padre Island or explore the Texas/Mexico border for international adventures. This home perfectly blends comfort, convenience, and a vibrant lifestyle—don't miss the chance to make it yours!

17. 2026-02-09
    price $205,189 644-char remark

    Show marketing remark (644 chars)

    Discover this charming 3-bedroom brick home in Harlingen, offering a spacious and inviting living space in a prime location. This property presents a remarkable opportunity with easy access to Valley International Airport, the Harlingen Cultural Arts Center, and Pendleton Park and Pool. You'll also appreciate the convenience of being close to shopping malls and daily amenities. Just a short drive away, you can enjoy the coastal beauty of South Padre Island or explore the Texas/Mexico border for international adventures. This home perfectly blends comfort, convenience, and a vibrant lifestyle—don't miss the chance to make it yours!

18. 2025-05-01
    historical 644-char remark

    Show marketing remark (644 chars)

    Discover this charming 3-bedroom brick home in Harlingen, offering a spacious and inviting living space in a prime location. This property presents a remarkable opportunity with easy access to Valley International Airport, the Harlingen Cultural Arts Center, and Pendleton Park and Pool. You'll also appreciate the convenience of being close to shopping malls and daily amenities. Just a short drive away, you can enjoy the coastal beauty of South Padre Island or explore the Texas/Mexico border for international adventures. This home perfectly blends comfort, convenience, and a vibrant lifestyle—don't miss the chance to make it yours!

19. 2025-04-30
    listed $220,189 Active 881-char remark

    Show marketing remark (881 chars)

    BRICK HOME! Discover this charming 3-bedroom brick home in Harlingen, offering a spacious and inviting living space in a prime location. This property presents a remarkable opportunity with easy access to Valley International Airport, the Harlingen Cultural Arts Center, and Pendleton Park and Pool. You'll also appreciate the convenience of being close to shopping malls and daily amenities. Just a short drive away, you can enjoy the coastal beauty of South Padre Island or explore the Texas/Mexico border for international adventures. This home perfectly blends comfort, convenience, and a vibrant lifestyle—don't miss the chance to make it yours! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

20. 2024-09-11
    price $220,189 644-char remark

    Show marketing remark (644 chars)

    Discover this charming 3-bedroom brick home in Harlingen, offering a spacious and inviting living space in a prime location. This property presents a remarkable opportunity with easy access to Valley International Airport, the Harlingen Cultural Arts Center, and Pendleton Park and Pool. You'll also appreciate the convenience of being close to shopping malls and daily amenities. Just a short drive away, you can enjoy the coastal beauty of South Padre Island or explore the Texas/Mexico border for international adventures. This home perfectly blends comfort, convenience, and a vibrant lifestyle—don't miss the chance to make it yours!

21. 2022-10-19
    soldstatus
22. 2022-08-09
    soldstatus Sold
23. 2022-08-01
    status Pending
24. 2022-07-21
    listed $184,999 Active
25. 2021-06-01
    listed $226,999 Active 644-char remark

    Show marketing remark (644 chars)

    Discover this charming 3-bedroom brick home in Harlingen, offering a spacious and inviting living space in a prime location. This property presents a remarkable opportunity with easy access to Valley International Airport, the Harlingen Cultural Arts Center, and Pendleton Park and Pool. You'll also appreciate the convenience of being close to shopping malls and daily amenities. Just a short drive away, you can enjoy the coastal beauty of South Padre Island or explore the Texas/Mexico border for international adventures. This home perfectly blends comfort, convenience, and a vibrant lifestyle—don't miss the chance to make it yours!

ⓘ 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: $3,535 · $295/mo
• Projected year-2 tax: $3,755 · $313/mo
• Expected delta: +$220/yr (+$18/mo · 6.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% 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: $21,809
• − Mortgage interest: −$11,494
• − Property taxes: −$3,535
• − Insurance: −$1,026
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$5,969
• Taxable loss: −$3,705
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $645/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

-9.6% since first listed

11 events — show timeline

• 2026-02-18 Price Changed $205,189 HARMLS
• 2026-02-09 Relisted — RGVMLS
• 2026-02-09 Price Changed $205,189 RGVMLS
• 2025-05-01 Delisted — RGVMLS
• 2025-04-30 Listed $220,189 HARMLS
• 2024-09-11 Price Changed $220,189 RGVMLS
• 2022-10-19 Sold (Public Records) — Public Records
• 2022-08-09 Sold (MLS) — HARMLS
• 2022-08-01 Pending — HARMLS
• 2022-07-21 Listed $184,999 HARMLS
• 2021-06-01 Listed $226,999 RGVMLS

Property tax history

+4.1%/yr

Latest (2025): $3,535 · -8.5% YoY. Source: county tax records.