1513 Haverford Blvd · Harlingen, TX 78552

$205,000

4 bd · 2.0 ba · 2,077 sqft · SingleFamily public records · 21 Days on market

Built 1978 7,510 sqft lot $99/sqft · 10% below area Est $229k · 10% under ↓ 3% since listing

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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).

• ARV discount +12.2/15.0
• Cash flow +11.4/30.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1513 Haverford Boulevard in Harlingen. This spacious 4-bedroom, 2-bath home offers over 2,000 square feet of living space and is ready for its next family. Features include a fireplace, a generous kitchen with a walk-in pantry, well-sized guest bedrooms, and a master bedroom with two walk-in closets. The large bonus family room is a plus and perfect for entertaining or relaxing. Enjoy the privacy of a fully fenced backyard with plenty of space for gatherings. Conveniently located near shopping, grocery stores, schools, the mall, and the expressway for an easy commute. Homes of this size at this price point are hard to find! Add your own personal touches and make it your own. The

Key facts

• Two walk-in closets
• Fireplace
• Walk-in pantry

Tags

• FIREPLACE
• WALK-IN PANTRY
• TWO WALK-IN CLOSETS
• FULLY FENCED BACKYARD
• LARGE BONUS FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-72 ($-865/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (16.2% below list).
• Recommended offer: $172k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 soft (-1.9%/yr); 534 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $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 21 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $171,775 (16.2% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (median comp): $229,031
• List price: $205,000
• Delta: -3.07%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.25×
• Total profit: $-42,811
• Equity at exit: $30,566

10-year hold

• IRR: -26.3%
• Equity multiple: -0.09×
• Total profit: $-62,510
• Equity at exit: $17,725

Cash invested: $57,400 (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: 534
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$269 /mo · $3,224/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-72

Break-even live

Break-even rent $1,809

Max offer price $192,265

Occupancy floor 99%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1119 W Garfield St Harlingen, TX	3.0	2.0	1401	$1,300	$0.93	21d	1	0.38mi
1809 S Williams Ln Harlingen, TX	3.0	2.0	1540	$1,600	$1.04	13d	1	0.39mi
2117 S Arden St Harlingen, TX	4.0	3.0	2809	$1,800	$0.64	43d	1	0.62mi
2406 Topaz Dr Harlingen, TX	3.0	2.5	1555	$1,800	$1.16	43d	1	0.64mi
818 W Buchanan St Harlingen, TX	3.0	2.0	1406	$1,350	$0.96	43d	1	0.77mi
2626 Haverford Blvd Harlingen, TX	3.0	2.0	1592	$2,250	$1.41	13d	1	0.89mi
1010 W Madison Ave Unit A Harlingen, TX	4.0	2.5	1761	$1,600	$0.91	21d	1	1.33mi

Listing history 18 events

1. 2026-06-18
   days on market $205,000 Active 21 DOM
2. 2026-06-17
   days on market $205,000 Active 20 DOM
3. 2026-06-16
   days on market $205,000 Active 19 DOM
4. 2026-06-15
   days on market $205,000 Active 18 DOM
5. 2026-06-14
   days on market $205,000 Active 16 DOM
6. 2026-06-10
   days on market $205,000 Active 13 DOM
7. 2026-06-09
   days on market $205,000 Active 12 DOM
8. 2026-06-08
   days on market $205,000 Active 11 DOM
9. 2026-06-07
   days on market $205,000 Active 10 DOM
10. 2026-06-03
    days on market $205,000 Active 6 DOM
11. 2026-06-02
    days on market $205,000 Active 5 DOM
12. 2026-06-01
    days on market $205,000 Active 4 DOM
13. 2026-05-31
    days on market $205,000 Active 3 DOM
14. 2026-05-30
    days on market $205,000 Active 2 DOM
15. 2026-02-13
    price $222,000
16. 2026-02-13
    price $222,000
17. 2025-12-22
    listed $229,000 Active
18. 1993-03-09
    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: $3,224 · $269/mo
• Projected year-2 tax: $3,752 · $313/mo
• Expected delta: +$528/yr (+$44/mo · 16.4%)

ⓘ 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 (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $20,613
• − Mortgage interest: −$11,483
• − Property taxes: −$3,224
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$5,964
• Taxable loss: −$4,381
• Est. tax savings @ 24.0%: +$1,051
• After-tax cash flow: $186/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

-3.1% since first listed

4 events — show timeline

• 2026-02-13 Price Changed $222,000 RGVMLS
• 2026-02-13 Price Changed $222,000 MCALLENMLS
• 2025-12-22 Listed $229,000 MCALLENMLS
• 1993-03-09 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,224 · +9.7% YoY. Source: county tax records.