1629 Barcelona Ave · Harlingen, TX 78550

$79,000

2 bd · 1.0 ba · 864 sqft · SingleFamily · 15 Days on market

Built 2026 Good condition 3,500 sqft lot $91/sqft · 47% below area Est $150k · 47% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Perfect investment opportunity home and lot included. Property is currently under construction selling as is and comes with approved plans, renderings, windstorm certification, and all permits already approved. Walls are in place with electrical and plumbing ready; just needs cosmetic completion

Key facts

• Approved plans
• 3,500 sq ft lot
• Built 2026

Tags

• INVESTMENT OPPORTUNITY
• APPROVED PLANS
• WINDSTORM CERTIFICATION

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence (house); Single-story
• Construction: Vinyl siding construction
• Exterior features: Metal roof; Lot on approximately 0.08 acres; Located in Avondale Subdivision

Interior

• Bathrooms: 1 full bathroom
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: Dishman El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 320 students, 95% 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).
• Market conditions: Rents rising (+3.5%/yr); 465 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $77,815 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.53%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $149,582
• List price: $79,000
• Delta: -43.18%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.45% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $5,287
• Equity at exit: $11,779

10-year hold

• IRR: 16.0%
• Equity multiple: 2.33×
• Total profit: $29,514
• Equity at exit: $6,830

Cash invested: $22,120 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,123 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $275

Break-even live

Break-even rent $775

Max offer price $79,000

Occupancy floor 71%

Sensitivity live

Price	-10% $330	-5% $302	+0% $275	+5% $248	+10% $220
Rent	-10% $186	-5% $231	+0% $275	+5% $319	+10% $364
Rate	-1.0pp $315	-0.5pp $295	base $275	+0.5pp $255	+1.0pp $234

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2104 Multi National Harlingen, TX	2.0	2.0	830	$1,100	$1.33	45d	1	0.34mi
2005 Southridge Ave Unit A Harlingen, TX	2.0	2.0	848	$1,250	$1.47	45d	1	0.37mi
2204 Northridge Ave Unit 2 Harlingen, TX	2.0	2.0	955	$1,250	$1.31	45d	1	0.39mi
2204 Northridge Ave Unit 23 Harlingen, TX	2.0	2.0	955	$1,250	$1.31	22d	1	0.39mi
2205 Multi National Unit A Harlingen, TX	2.0	2.0	876	$1,100	$1.26	45d	1	0.43mi
2211 Northridge Ave Unit C Harlingen, TX	2.0	2.0	877	$1,150	$1.31	45d	1	0.44mi
2209 Multi National Unit D Harlingen, TX	2.0	2.0	876	$1,100	$1.26	45d	1	0.45mi
2218 Multi National Unit B Harlingen, TX	2.0	2.0	877	$1,100	$1.25	15d	1	0.46mi
2219 Northridge Ave Harlingen, TX	2.0	2.0	830	$1,000	$1.20	15d	1	0.47mi
18586 Primera Rd Harlingen, TX	2.0	2.0	1100	$1,095	$1.00	45d	1	0.61mi
2101 N G St Unit B Harlingen, TX	2.0	2.0	1004	$950	$0.95	22d	1	0.92mi
1917 New Combes Hwy Unit H Harlingen, TX	3.0	2.0	1098	$975	$0.89	22d	1	1.19mi
20558 Alta Vista Ct Unit C Harlingen, TX	2.0	2.0	970	$1,125	$1.16	45d	1	1.25mi
20550 Alta Vista Ct Unit C Harlingen, TX	2.0	2.0	970	$1,125	$1.16	45d	1	1.25mi

Listing history 31 events

1. 2026-06-18
   days on market $79,000 Active 15 DOM
2. 2026-06-17
   days on market $79,000 Active 14 DOM
3. 2026-06-16
   days on market $79,000 Active 13 DOM
4. 2026-06-15
   days on market $79,000 Active 12 DOM
5. 2026-06-14
   days on market $79,000 Active 10 DOM
6. 2026-06-10
   days on market $79,000 Active 7 DOM
7. 2026-06-09
   days on market $79,000 Active 6 DOM
8. 2026-06-08
   days on market $79,000 Active 5 DOM
9. 2026-06-07
   pricedays on marketlisting id $79,000 Active 4 DOM
10. 2026-06-03
    days on market $85,000 Active 141 DOM
11. 2026-06-02
    days on market $85,000 Active 140 DOM
12. 2026-06-01
    days on market $85,000 Active 139 DOM
13. 2026-05-31
    days on market $85,000 Active 138 DOM
14. 2026-05-30
    days on market $85,000 Active 137 DOM
15. 2026-02-19
    price $85,000 296-char remark
16. 2026-02-11
    price $90,000 296-char remark
17. 2026-02-03
    price $85,000 296-char remark
18. 2026-01-27
    price $90,000 296-char remark
19. 2026-01-23
    price $95,000 296-char remark
20. 2026-01-13
    listed $97,000 Active 296-char remark
21. 2026-01-04
    price $95,000
22. 2025-07-14
    price $57,500
23. 2025-06-26
    price $57,500
24. 2025-06-02
    listed $59,000 Active
25. 2025-02-25
    price $59,000
26. 2024-10-23
    price $64,999
27. 2024-08-28
    price $69,000
28. 2024-06-14
    price $72,500
29. 2024-06-14
    price $72,500
30. 2024-04-09
    listed $74,999 Active
31. 2024-03-26
    price $74,999

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $13,481
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$1,192
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,298
• Taxable income: $2,223
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $2,767/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.

Condition & rehab AI · 11 photos

Good 80/100 Cosmetic rehab

This single-family home is under construction with walls in place and utilities ready. It's a good investment opportunity with cosmetic completion needed for a move-in-ready condition.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Install flooring — Improves living space and rental appeal
• Both Complete interior finishes — Finishes the home for move-in readiness

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Install flooring — Improves living space and rental appeal ↑
• Both Complete interior finishes — Finishes the home for move-in readiness ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+5.3% since first listed

17 events — show timeline

• 2026-06-03 Listed $79,000 RGVMLS
• 2026-02-19 Price Changed $85,000 RGVMLS
• 2026-02-11 Price Changed $90,000 RGVMLS
• 2026-02-03 Price Changed $85,000 RGVMLS
• 2026-01-27 Price Changed $90,000 RGVMLS
• 2026-01-23 Price Changed $95,000 RGVMLS
• 2026-01-04 Price Changed $95,000 RGVMLS
• 2025-07-14 Price Changed $57,500 MCALLENMLS
• 2025-06-26 Price Changed $57,500 RGVMLS
• 2025-06-02 Listed $59,000 MCALLENMLS
• 2025-02-25 Price Changed $59,000 RGVMLS
• 2024-10-23 Price Changed $64,999 RGVMLS
• 2024-08-28 Price Changed $69,000 RGVMLS
• 2024-06-14 Price Changed $72,500 MCALLENMLS
• 2024-06-14 Price Changed $72,500 RGVMLS
• 2024-04-09 Listed $74,999 MCALLENMLS
• 2024-03-26 Price Changed $74,999 RGVMLS