1629 W Barcelona Ave · Harlingen, TX 78550

$140,000

2 bd · 1.0 ba · 960 sqft · SingleFamily · 26 Days on market

Built 2026 Good condition 3,500 sqft lot $146/sqft · 13% below area Est $161k · 13% under

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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 +13.5/15.0
• Cash flow +10.4/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Brand-new construction at an affordable price! This 2-bedroom, 1-bath home is currently under construction and nearing the stage of being fully enclosed. Once under contract, buyers will have the opportunity to customize the home to their liking. The home is expected to be completed within a month or less. Home currently features siding, a metal roof, and will have warm, neutral interior color palette for a cozy, inviting feel. A great opportunity to own a new home at this price a must-see!

Key facts

• 3,500 sq ft lot
• Built 2026
• Listed 25 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-74 ($-885/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (19.2% below list).
• Recommended offer: $113k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.1% 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); 741 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $968 of loan paydown is wiped out by about $4k 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 26 days — a 2% lower offer ($138k) 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

• 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 $113,136 (19.2% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $161,441
• List price: $140,000
• Delta: -13.28%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 W Davis St	1.25mi	2/1.0	962 (+0%)	1mo	$129,450	$135	64
1713 Farley St	0.32mi	3/1.0 (+1)	1,008 (+5%)	14mo	$140,000	$139	60
1113 E Basin Cir	1.33mi	2/1.0	936 (-2%)	2mo	$90,000	$96	59
210 E Linda St	1.25mi	2/1.5	1,032 (+8%)	3mo	$165,000	$160	48
1014 Beaumont St	1.45mi	3/1.0 (+1)	880 (-8%)	7mo	$165,000	$188	40
2005 W Montana Ave	0.69mi	2/2.0	854 (-11%)	11mo	$95,000	$111	36
718 Pittman St	1.25mi	2/2.0	1,042 (+8%)	13mo	$155,300	$149	36
18301 Primera Rd	1.00mi	3/2.0 (+1)	1,120 (+17%)	1mo	$105,000	$94	30
17950 Redwood St	1.46mi	3/2.0 (+1)	1,183 (+23%)	6mo	$216,637	$183	26
17918 Redwood St	1.49mi	3/2.0 (+1)	1,196 (+25%)	7mo	$216,147	$181	25
22287 E Shelley Dr	1.47mi	3/2.0 (+1)	784 (-18%)	12mo	$45,000	$57	21
17898 Redwood St	1.38mi	3/2.0 (+1)	1,184 (+23%)	13mo	$212,999	$180	20

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-26,850
• Equity at exit: $20,874

10-year hold

• IRR: -11.4%
• Equity multiple: 0.31×
• Total profit: $-27,227
• Equity at exit: $12,105

Cash invested: $39,200 (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 →

Active competition Active MLS

• For sale now: 9 active · 2 under contract
• Median asking: $154,900 ($146/sqft)
• Median days on market: 187 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +14.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78550

• Rents YoY: 3.5%
• Active inventory: 741
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,131 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-74

Break-even live

Break-even rent $1,225

Max offer price $129,332

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-25	+0% $-74	+5% $-122	+10% $-170
Rent	-10% $-163	-5% $-118	+0% $-74	+5% $-29	+10% $16
Rate	-1.0pp $-3	-0.5pp $-38	base $-74	+0.5pp $-110	+1.0pp $-147

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: $35,000
• Closing costs: $4,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2112 Multi National Unit A Harlingen, TX	2.0	2.0	848	$1,250	$1.47	10d	1	0.32mi
2104 Multi National Harlingen, TX	2.0	2.0	830	$1,100	$1.33	184d	1	0.34mi
2119 Multi National Unit A Harlingen, TX	2.0	2.0	1000	$1,150	$1.15	51d	1	0.35mi
2008 Southridge Ave Unit A Harlingen, TX	2.0	2.0	848	$1,250	$1.47	10d	1	0.36mi
2012 Southridge Ave Unit 4 Harlingen, TX	2.0	2.0	843	$1,050	$1.25	31d	1	0.36mi
2124 Multi National Harlingen, TX	2.0	2.0	834	$1,250	$1.50	6d	1	0.36mi
2016 Southridge Ave Harlingen, TX	2.0	2.0	750	$1,095	$1.46	44d	1	0.37mi
2016 Southridge Ave Unit 5 Harlingen, TX	2.0	2.0	750	$1,095	$1.46	51d	1	0.37mi
2005 Southridge Ave Unit A Harlingen, TX	2.0	2.0	848	$1,250	$1.47	10d	1	0.37mi
2124 Multi National Unit B Harlingen, TX	2.0	2.0	834	$1,250	$1.50	10d	1	0.38mi
2124 Multi National Unit B Harlingen, TX	2.0	2.0	834	$1,250	$1.50	51d	1	0.38mi
2204 Northridge Ave Unit 23 Harlingen, TX	2.0	2.0	955	$1,250	$1.31	162d	1	0.39mi
2204 Northridge Ave Unit 11 Harlingen, TX	2.0	2.0	955	$1,250	$1.31	10d	1	0.39mi
2204 Northridge Ave Unit 2 Harlingen, TX	2.0	2.0	955	$1,250	$1.31	184d	1	0.39mi
2207 Northridge Ave Unit D Harlingen, TX	2.0	1.0	876	$1,050	$1.20	51d	1	0.42mi
2207 Northridge Ave Unit A Harlingen, TX	2.0	1.0	876	$1,050	$1.20	46d	1	0.42mi
2207 Northridge Ave Unit D Harlingen, TX	2.0	1.0	876	$1,050	$1.20	31d	1	0.42mi
2212 Northridge Ave Unit D Harlingen, TX	2.0	2.0	880	$1,225	$1.39	9d	1	0.42mi
2205 Multi National Unit A Harlingen, TX	2.0	2.0	876	$1,100	$1.26	184d	1	0.43mi
2216 Northridge Ave Unit D Harlingen, TX	2.0	2.0	877	$1,100	$1.25	51d	1	0.44mi
2211 Northridge Ave Harlingen, TX	2.0	2.0	877	$1,050	$1.20	49d	1	0.44mi
2211 Northridge Ave Unit C Harlingen, TX	2.0	2.0	877	$1,150	$1.31	184d	1	0.44mi
2209 Multi National Unit D Harlingen, TX	2.0	2.0	876	$1,100	$1.26	184d	1	0.45mi
2218 Multi National Unit B Harlingen, TX	2.0	2.0	877	$1,100	$1.25	154d	1	0.46mi
2219 Northridge Ave Harlingen, TX	2.0	2.0	830	$1,000	$1.20	154d	1	0.47mi
Primera Rd Harlingen, TX	2.0	2.0	1100	$1,095	$1.00	1d	1	0.57mi
Primera Rd Harlingen, TX	2.0	2.0	1100	$1,095	$1.00	10d	1	0.57mi
4128 N Missouri St Harlingen, TX	2.0	2.0	1011	$1,500	$1.48	0d	1	0.74mi
2101 N G St Unit B Harlingen, TX	2.0	2.0	1004	$950	$0.95	162d	1	0.92mi
305 W Matz Ave Unit B Harlingen, TX	1.0	1.0	870	$800	$0.92	51d	1	1.11mi
1909 Kelly St Apt B Harlingen, TX	3.0	2.0	1100	$1,100	$1.00	51d	1	1.12mi
20490 Oak Hollow Ln Unit 65-03 Harlingen, TX	2.0	1.0	978	$925	$0.95	51d	1	1.16mi
24068 Westfield Dr Unit 3 Harlingen, TX	2.0	2.0	856	$1,175	$1.37	10d	1	1.17mi
1917 New Combes Hwy Unit H Harlingen, TX	3.0	2.0	1098	$975	$0.89	162d	1	1.19mi
20588 Alta Vista Ct Apt D Harlingen, TX	2.0	2.0	970	$1,125	$1.16	10d	1	1.24mi
20558 Alta Vista Ct Unit C Harlingen, TX	2.0	2.0	970	$1,125	$1.16	184d	1	1.25mi
20550 Alta Vista Ct Unit C Harlingen, TX	2.0	2.0	970	$1,125	$1.16	184d	1	1.25mi
20541 Alta Vista Ct Unit A Harlingen, TX	2.0	2.0	1086	$1,275	$1.17	0d	1	1.28mi
22938 Monte Cristo Ct Unit 22938-B Harlingen, TX	2.0	1.5	972	$995	$1.02	10d	1	1.30mi
625 E Loop 499 Harlingen, TX	1.0	1.0	649	$750	$1.16	10d	1	1.44mi

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residence1 story
• Construction: Metal roofVinyl sidingHome warranty

Interior

• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCeiling fan cooling
• Interior features: Electric water heater

Listing history 50 events

1. 2026-11-08
   days on market $140,000 Active 26 DOM
2. 2026-11-07
   days on market $140,000 Active 25 DOM
3. 2026-11-06
   days on market $140,000 Active 24 DOM
4. 2026-11-05
   days on market $140,000 Active 23 DOM
5. 2026-11-04
   days on market $140,000 Active 22 DOM
6. 2026-11-02
   days on market $140,000 Active 20 DOM
7. 2026-11-01
   days on market $140,000 Active 19 DOM
8. 2026-10-31
   days on market $140,000 Active 18 DOM
9. 2026-10-30
   days on market $140,000 Active 17 DOM
10. 2026-10-29
    days on market $140,000 Active 16 DOM
11. 2026-10-28
    days on market $140,000 Active 15 DOM
12. 2026-10-27
    days on market $140,000 Active 14 DOM
13. 2026-10-26
    days on market $140,000 Active 13 DOM
14. 2026-10-25
    days on market $140,000 Active 12 DOM
15. 2026-10-24
    days on market $140,000 Active 11 DOM
16. 2026-10-23
    days on market $140,000 Active 10 DOM
17. 2026-10-22
    days on market $140,000 Active 9 DOM
18. 2026-10-21
    days on market $140,000 Active 8 DOM
19. 2026-10-20
    days on market $140,000 Active 7 DOM
20. 2026-10-19
    days on market $140,000 Active 6 DOM
21. 2026-10-18
    days on market $140,000 Active 5 DOM
22. 2026-10-17
    days on market $140,000 Active 4 DOM
23. 2026-10-16
    days on market $140,000 Active 3 DOM
24. 2026-10-15
    days on market $140,000 Active 2 DOM
25. 2026-10-13
    remarks 496-char remark
26. 2026-10-13
    pricedays on marketlisting id $140,000 Active 1 DOM
27. 2026-08-28
    days on market $79,000 Active 86 DOM
28. 2026-08-27
    days on market $79,000 Active 85 DOM
29. 2026-08-25
    days on market $79,000 Active 83 DOM
30. 2026-08-24
    days on market $79,000 Active 82 DOM
31. 2026-08-23
    days on market $79,000 Active 81 DOM
32. 2026-08-22
    days on market $79,000 Active 80 DOM
33. 2026-08-21
    days on market $79,000 Active 79 DOM
34. 2026-08-20
    days on market $79,000 Active 78 DOM
35. 2026-08-19
    days on market $79,000 Active 77 DOM
36. 2026-08-18
    days on market $79,000 Active 76 DOM
37. 2026-08-17
    days on market $79,000 Active 75 DOM
38. 2026-08-16
    days on market $79,000 Active 74 DOM
39. 2026-08-15
    days on market $79,000 Active 73 DOM
40. 2026-08-14
    days on market $79,000 Active 72 DOM
41. 2026-08-13
    days on market $79,000 Active 71 DOM
42. 2026-08-12
    days on market $79,000 Active 70 DOM
43. 2026-08-11
    days on market $79,000 Active 69 DOM
44. 2026-08-10
    days on market $79,000 Active 68 DOM
45. 2026-08-09
    days on market $79,000 Active 67 DOM
46. 2026-08-08
    days on market $79,000 Active 66 DOM
47. 2026-08-07
    days on market $79,000 Active 65 DOM
48. 2026-08-06
    days on market $79,000 Active 64 DOM
49. 2026-08-05
    days on market $79,000 Active 63 DOM
50. 2026-08-04
    days on market $79,000 Active 62 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $13,576
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$4,073
• Taxable loss: −$3,311
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $-90/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 Est. rehab $4,800–$14,400 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Dishman El F TX #3,333/4,322 Nat'l #32,000/41,679 Middle Gutierrez Middle F TX #1,122/1,662 Nat'l #9,410/14,009 High Harlingen H S F TX #1,204/1,632 Nat'l #11,887/17,239

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

B Composite livability gradescore 73/100

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 · 441,603 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: 11% of renters

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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%

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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%
• Languages at home: 51% English-only · Spanish 48%

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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

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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

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residence1 story
• Construction: Metal roofVinyl sidingHome warranty

Interior

• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCeiling fan cooling
• Interior features: Electric water heater

Price history

+86.7% since first listed

17 events — show timeline

• 2026-10-12 Listed $140,000 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