1310 E Bowie Ave · Harlingen, TX 78550

$174,900

3 bd · 2.0 ba · 2,089 sqft · SingleFamily public records · 129 Days on market

Built 1953 10,500 sqft lot $84/sqft · 20% below area Est $219k · 20% under ↓ 8% since listing

---

Why this score? — see what drove the C+ 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.6/10.0
• 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

Amazing Location near Wesley Methodist Church and Preschool and St. Albans Episcopal Day School and shopping. Spacious Home with 3 bedrooms and 2 baths Sun Room. Bonus room and Laundry room. Huge Lot . Home to be sold in "AS IS" Condition So much potential must see.

Key facts

• Laundry room
• Sun room
• Bonus room

Tags

• SUN ROOM
• BONUS ROOM
• LAUNDRY ROOM
• HUGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $1,848/mo this rent would consume 45% of the median local household income ($49k/yr) (locally 2251% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 129 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.06% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (median comp): $218,698
• List price: $174,900
• Delta: -20.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 E Crockett Ave	0.13mi	3/2.5	2,154 (+3%)	14mo	$160,000	$74	75
720 21st St	0.56mi	3/3.0	2,052 (-2%)	9mo	$230,000	$112	59
914 E Carrol St	0.31mi	4/2.0 (+1)	1,914 (-8%)	13mo	$185,000	$97	56
2401 E Austin Ave	0.69mi	3/2.0	1,936 (-7%)	9mo	$155,000	$80	48
1725 Peach Tree Ct	0.56mi	3/2.0	1,783 (-15%)	2mo	$210,000	$118	48
1514 Walnut Ct	0.59mi	4/3.0 (+1)	2,278 (+9%)	2mo	$264,000	$116	47
1509 Walnut Ct	0.61mi	3/2.0	1,872 (-10%)	16mo	$199,900	$107	41
808 E Whitehouse Cir	0.73mi	4/3.0 (+1)	1,888 (-10%)	4mo	$188,000	$100	38
1609 Plantation Dr	0.58mi	3/2.0	1,847 (-12%)	22mo	$249,900	$135	35
1213 Ferguson Dr	0.72mi	3/3.0	2,207 (+6%)	23mo	$250,000	$113	34

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-9,279
• Equity at exit: $26,078

10-year hold

• IRR: 5.1%
• Equity multiple: 1.39×
• Total profit: $18,883
• Equity at exit: $15,122

Cash invested: $48,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$917
• Tax from tax record: −$184 /mo · $2,207/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $286

Break-even live

Break-even rent $1,486

Max offer price $174,900

Occupancy floor 80%

Sensitivity live

Price	-10% $385	-5% $336	+0% $286	+5% $236	+10% $187
Rent	-10% $140	-5% $213	+0% $286	+5% $359	+10% $432
Rate	-1.0pp $374	-0.5pp $330	base $286	+0.5pp $241	+1.0pp $195

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	22d	1	0.31mi
1309 Summerfield Ln Harlingen, TX	3.0	2.0	2127	$2,100	$0.99	44d	1	0.82mi
1057 E Matz Ave Harlingen, TX	3.0	2.0	1692	$1,850	$1.09	44d	1	0.87mi
918 E Leggett Rd Harlingen, TX	3.0	2.0	1756	$1,700	$0.97	22d	1	0.92mi
714 Winddrift St Harlingen, TX	3.0	2.0	1668	$1,850	$1.11	22d	1	0.95mi
421 Jennifer Ct Harlingen, TX	3.0	2.0	2027	$1,975	$0.97	22d	1	0.97mi
1630 Summerfield Ln N Harlingen, TX	3.0	2.0	1680	$1,900	$1.13	22d	1	1.02mi
2605 E Mark Cir Harlingen, TX	4.0	3.0	2437	$2,400	$0.98	45d	1	1.04mi
2234 S Christians Cir Harlingen, TX	3.0	2.0	1493	$2,400	$1.61	44d	1	1.09mi
2706 Jeff St Harlingen, TX	4.0	2.0	2007	$2,100	$1.05	22d	1	1.12mi
1622 Gabriels Lndg Harlingen, TX	4.0	2.0	2200	$2,000	$0.91	44d	1	1.25mi
1701 Gabriels Lndg Harlingen, TX	3.0	2.0	1699	$2,350	$1.38	22d	1	1.29mi
1626 Christians Cir Harlingen, TX	3.0	2.0	1827	$2,200	$1.20	14d	1	1.31mi
226 W Darrell Wayne Shipp St Harlingen, TX	3.0	2.0	1400	$1,700	$1.21	44d	1	1.34mi

Listing history 7 events

1. 2026-06-07
   statusdays on market $174,900 Pending 129 DOM
2. 2026-06-01
   days on market $174,900 Active 128 DOM
3. 2026-05-31
   days on market $174,900 Active 127 DOM
4. 2026-05-30
   days on market $174,900 Active 126 DOM
5. 2026-05-04
   price $174,900 278-char remark

   Show marketing remark (278 chars)

   Amazing Location near Wesley Methodist Church and Preschool and St. Albans Episcopal Day School and shopping. Spacious Home with 3 bedrooms and 2 baths Sun Room. Bonus room and Laundry room. Huge Lot . Home to be sold in "AS IS" Condition So much potential must see.

6. 2026-03-09
   price $184,900 278-char remark

   Show marketing remark (278 chars)

   Amazing Location near Wesley Methodist Church and Preschool and St. Albans Episcopal Day School and shopping. Spacious Home with 3 bedrooms and 2 baths Sun Room. Bonus room and Laundry room. Huge Lot . Home to be sold in "AS IS" Condition So much potential must see.

7. 2026-01-23
   listed $189,900 Active 278-char remark

   Show marketing remark (278 chars)

   Amazing Location near Wesley Methodist Church and Preschool and St. Albans Episcopal Day School and shopping. Spacious Home with 3 bedrooms and 2 baths Sun Room. Bonus room and Laundry room. Huge Lot . Home to be sold in "AS IS" Condition So much potential must see.

ⓘ 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: $2,207 · $184/mo
• Projected year-2 tax: $3,201 · $267/mo
• Expected delta: +$994/yr (+$83/mo · 45.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $22,177
• − Mortgage interest: −$9,797
• − Property taxes: −$2,207
• − Insurance: −$874
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$5,088
• Taxable income: $662
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $3,273/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

-7.9% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $174,900 RGVMLS
• 2026-03-09 Price Changed $184,900 RGVMLS
• 2026-01-23 Listed $189,900 RGVMLS

Property tax history

+2.5%/yr

Latest (2025): $2,207 · -0.3% YoY. Source: county tax records.