74 Blackhawk Ave · Harlingen, TX 78552

$159,000

2 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 136 Days on market

Built 1988 5,116 sqft lot $118/sqft · at area comps Est $162k · at est.

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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 +14.9/30.0
• ARV discount +8.4/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled within a serene & exclusive 55+ gated community in Harlingen, Texas this beautifully appointed home sits on an impressive 1 1/2 lot offering exceptional space and privacy. The residence features 2 generously sized bedrooms, 2 full baths, & a thoughtfully designed open concept floor plan that blends comfort with sophistication. Whether you desire a private hobby room, additional entertaining space, or a peaceful retreat, this home effortlessly accommodates your lifestyle. Enjoy the elegance of a meticulously maintained community complete with manicured streets, a recreational hall, & welcoming neighbors all perfectly positioned in a highly desirable location.

Key facts

• Gated community
• Recreational hall
• Private hobby room

Tags

• GATED COMMUNITY
• OPEN CONCEPT FLOOR PLAN
• PRIVATE HOBBY ROOM
• RECREATIONAL HALL
• MANICURED STREETS
• HIGHLY DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $47 ($559/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 $146k (8.4% below list).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: Dr Hesiquio Rodriguez El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 610 students, 64% 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) — zoned schools at 72% FRL track the district average.
• Market conditions: Rents soft (-1.9%/yr); 538 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 136 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $31k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.92% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $162,213
• List price: $159,000
• Delta: -1.98%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 E Cherokee Dr	0.16mi	2/2.0	1,317 (-2%)	8mo	$124,900	$95	82

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-27,040
• Equity at exit: $23,707

10-year hold

• IRR: -17.0%
• Equity multiple: 0.19×
• Total profit: $-36,113
• Equity at exit: $13,747

Cash invested: $44,520 (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 78552

• Home prices YoY: -13.8%
• Rents YoY: -1.9%
• Active inventory: 538
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,456 high
• Mortgage (P&I): −$834
• Tax from tax record: −$203 /mo · $2,442/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $47

Break-even live

Break-even rent $1,397

Max offer price $159,000

Occupancy floor 92%

Sensitivity live

Price	-10% $137	-5% $92	+0% $47	+5% $2	+10% $-43
Rent	-10% $-68	-5% $-11	+0% $47	+5% $104	+10% $162
Rate	-1.0pp $127	-0.5pp $87	base $47	+0.5pp $5	+1.0pp $-37

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5108 Manana Cir Harlingen, TX	3.0	2.0	1721	$1,900	$1.10	15d	1	0.74mi
175 Heather Dr Harlingen, TX	2.0	2.0	1200	$1,795	$1.50	15d	1	0.90mi
101 S Taos Blvd Unit A Harlingen, TX	2.0	1.5	908	$1,275	$1.40	46d	1	1.03mi
902 S Palm Court Dr Harlingen, TX	1.0–3.0	1.0–2.0	873	$1,198	$1.37	15d	18	1.06mi
6020 Masters Blvd Unit 2 Harlingen, TX	2.0	2.0	1000	$1,075	$1.07	45d	1	1.14mi
609 Inverary Dr Harlingen, TX	3.0	2.0	1798	$2,000	$1.11	15d	1	1.14mi
1500 Palm Valley Dr W #12 Harlingen, TX	2.0	2.0	1625	$1,350	$0.83	15d	1	1.34mi
1716 Palm Valley Dr W Harlingen, TX	2.0	2.0	1180	$1,450	$1.23	15d	1	1.43mi
5408 Guava Dr Harlingen, TX	2.0	2.0	1660	$1,400	$0.84	15d	1	1.48mi

Listing history 23 events

1. 2026-06-22
   days on market $159,000 Active 136 DOM
2. 2026-06-18
   days on market $159,000 Active 133 DOM
3. 2026-06-17
   days on market $159,000 Active 132 DOM
4. 2026-06-16
   days on market $159,000 Active 131 DOM
5. 2026-06-15
   days on market $159,000 Active 130 DOM
6. 2026-06-14
   days on market $159,000 Active 128 DOM
7. 2026-06-10
   days on market $159,000 Active 125 DOM
8. 2026-06-09
   days on market $159,000 Active 124 DOM
9. 2026-06-08
   days on market $159,000 Active 123 DOM
10. 2026-06-07
    days on market $159,000 Active 122 DOM
11. 2026-06-03
    days on market $159,000 Active 118 DOM
12. 2026-06-02
    days on market $159,000 Active 117 DOM
13. 2026-06-01
    days on market $159,000 Active 116 DOM
14. 2026-05-31
    days on market $159,000 Active 115 DOM
15. 2026-05-30
    days on market $159,000 Active 114 DOM
16. 2026-05-07
    price $159,000 691-char remark

    Show marketing remark (691 chars)

    Nestled within a serene & exclusive 55+ gated community in Harlingen, Texas this beautifully appointed home sits on an impressive 1 1/2 lot offering exceptional space and privacy. The residence features 2 generously sized bedrooms, 2 full baths, & a thoughtfully designed open concept floor plan that blends comfort with sophistication. Whether you desire a private hobby room, additional entertaining space, or a peaceful retreat, this home effortlessly accommodates your lifestyle. Enjoy the elegance of a meticulously maintained community complete with manicured streets, a recreational hall, & welcoming neighbors all perfectly positioned in a highly desirable location.

17. 2026-04-10
    price $164,000 691-char remark

    Show marketing remark (691 chars)

    Nestled within a serene & exclusive 55+ gated community in Harlingen, Texas this beautifully appointed home sits on an impressive 1 1/2 lot offering exceptional space and privacy. The residence features 2 generously sized bedrooms, 2 full baths, & a thoughtfully designed open concept floor plan that blends comfort with sophistication. Whether you desire a private hobby room, additional entertaining space, or a peaceful retreat, this home effortlessly accommodates your lifestyle. Enjoy the elegance of a meticulously maintained community complete with manicured streets, a recreational hall, & welcoming neighbors all perfectly positioned in a highly desirable location.

18. 2026-03-15
    price $179,900 691-char remark

    Show marketing remark (691 chars)

    Nestled within a serene & exclusive 55+ gated community in Harlingen, Texas this beautifully appointed home sits on an impressive 1 1/2 lot offering exceptional space and privacy. The residence features 2 generously sized bedrooms, 2 full baths, & a thoughtfully designed open concept floor plan that blends comfort with sophistication. Whether you desire a private hobby room, additional entertaining space, or a peaceful retreat, this home effortlessly accommodates your lifestyle. Enjoy the elegance of a meticulously maintained community complete with manicured streets, a recreational hall, & welcoming neighbors all perfectly positioned in a highly desirable location.

19. 2026-02-03
    listed $189,900 Active 691-char remark

    Show marketing remark (691 chars)

    Nestled within a serene & exclusive 55+ gated community in Harlingen, Texas this beautifully appointed home sits on an impressive 1 1/2 lot offering exceptional space and privacy. The residence features 2 generously sized bedrooms, 2 full baths, & a thoughtfully designed open concept floor plan that blends comfort with sophistication. Whether you desire a private hobby room, additional entertaining space, or a peaceful retreat, this home effortlessly accommodates your lifestyle. Enjoy the elegance of a meticulously maintained community complete with manicured streets, a recreational hall, & welcoming neighbors all perfectly positioned in a highly desirable location.

20. 2017-12-12
    soldstatus
21. 2017-11-28
    soldstatus 435-char remark

    Show marketing remark (435 chars)

    Located in a quite 55+ community in Harlingen Texas. Home sits on a 1 1/2 lots and has 2 large bedrooms and 2 full baths and has an open floor plan. Need extra space or a hobby room this house has it!!! This home has the space and the features well as the location Located in a gated community that has all the features you come to expect from 55+community, great neighbors, recreation hall, maintained streets and a proud community.

22. 2017-11-18
    listed $90,000 435-char remark

    Show marketing remark (435 chars)

    Located in a quite 55+ community in Harlingen Texas. Home sits on a 1 1/2 lots and has 2 large bedrooms and 2 full baths and has an open floor plan. Need extra space or a hobby room this house has it!!! This home has the space and the features well as the location Located in a gated community that has all the features you come to expect from 55+community, great neighbors, recreation hall, maintained streets and a proud community.

23. 1996-01-08
    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: $2,442 · $203/mo
• Projected year-2 tax: $2,910 · $242/mo
• Expected delta: +$468/yr (+$39/mo · 19.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 18% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $17,470
• − Mortgage interest: −$8,906
• − Property taxes: −$2,442
• − Insurance: −$795
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$4,625
• Taxable loss: −$2,094
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $1,061/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): 42,332
• Household income: $69,811
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 487.0

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 31% White 16% Asian 2%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 49% English-only · Spanish 49% Vietnamese 1%

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: ▼ -31.61%
• Current HPI: 197.1906
• Rent YoY: ▼ -1.87%
• 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

+76.7% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $159,000 RGVMLS
• 2026-04-10 Price Changed $164,000 RGVMLS
• 2026-03-15 Price Changed $179,900 RGVMLS
• 2026-02-03 Listed $189,900 RGVMLS
• 2017-12-12 Sold (Public Records) — Public Records
• 2017-11-28 Sold (MLS) — RGVMLS
• 2017-11-18 Listed $90,000 RGVMLS
• 1996-01-08 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,442 · +10.3% YoY. Source: county tax records.