1629 Barcelona Ave · Harlingen, TX 78550

$79,000

2 bd · 1.0 ba · 864 sqft · SingleFamily · 66 Days on market

Built 2026 Good condition 3,500 sqft lot $91/sqft · 48% below area Est $153k · 48% 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 +2.6/10.0
• 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.

Key facts

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

Tags

• INVESTMENT OPPORTUNITY
• APPROVED PLANS
• WINDSTORM CERTIFICATION

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 $342 ($4k/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: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.9% 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); 575 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($74k) 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 $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.42% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.53%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $152,556
• List price: $79,000
• Delta: -48.22%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2005 W Montana Ave	0.69mi	2/2.0	854 (-1%)	8mo	$95,000	$111	55
1014 Beaumont St	1.45mi	3/1.0 (+1)	880 (+2%)	4mo	$165,000	$188	54
1713 Farley St	0.32mi	3/1.0 (+1)	1,008 (+17%)	11mo	$140,000	$139	46
210 E Linda St	1.25mi	2/1.5	1,032 (+19%)	0mo	$165,000	$160	38
22287 E Shelley Dr	1.47mi	3/2.0 (+1)	784 (-9%)	9mo	$45,000	$57	33
718 Pittman St	1.25mi	2/2.0	1,042 (+21%)	10mo	$155,300	$149	28
510 Ferree St	1.47mi	3/2.0 (+1)	1,048 (+21%)	32mo	$147,653	$141	11

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $9,479
• Equity at exit: $11,779

10-year hold

• IRR: 20.2%
• Equity multiple: 2.74×
• Total profit: $38,449
• 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 →

Active competition Active MLS

• For sale now: 5 active
• Median asking: $100,500 ($94/sqft)
• Median days on market: 123 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +86.9% 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: 575
• 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
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $342

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 65%

Sensitivity live

Price	-10% $396	-5% $369	+0% $342	+5% $314	+10% $287
Rent	-10% $253	-5% $297	+0% $342	+5% $386	+10% $430
Rate	-1.0pp $381	-0.5pp $362	base $342	+0.5pp $321	+1.0pp $300

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
• Club membership (one-time): —
• 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	93d	1	0.34mi
2005 Southridge Ave Unit A Harlingen, TX	2.0	2.0	848	$1,250	$1.47	93d	1	0.37mi
2204 Northridge Ave Unit 2 Harlingen, TX	2.0	2.0	955	$1,250	$1.31	93d	1	0.39mi
2204 Northridge Ave Unit 23 Harlingen, TX	2.0	2.0	955	$1,250	$1.31	70d	1	0.39mi
2205 Multi National Unit A Harlingen, TX	2.0	2.0	876	$1,100	$1.26	93d	1	0.43mi
2211 Northridge Ave Unit C Harlingen, TX	2.0	2.0	877	$1,150	$1.31	93d	1	0.44mi
2209 Multi National Unit D Harlingen, TX	2.0	2.0	876	$1,100	$1.26	93d	1	0.45mi
2218 Multi National Unit B Harlingen, TX	2.0	2.0	877	$1,100	$1.25	63d	1	0.46mi
2219 Northridge Ave Harlingen, TX	2.0	2.0	830	$1,000	$1.20	63d	1	0.47mi
18586 Primera Rd Harlingen, TX	2.0	2.0	1100	$1,095	$1.00	93d	1	0.61mi
2101 N G St Unit B Harlingen, TX	2.0	2.0	1004	$950	$0.95	70d	1	0.92mi
1917 New Combes Hwy Unit H Harlingen, TX	3.0	2.0	1098	$975	$0.89	70d	1	1.19mi
20558 Alta Vista Ct Unit C Harlingen, TX	2.0	2.0	970	$1,125	$1.16	93d	1	1.25mi
20550 Alta Vista Ct Unit C Harlingen, TX	2.0	2.0	970	$1,125	$1.16	93d	1	1.25mi

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residence (house)Single-story
• Construction: Vinyl siding construction
• Exterior features: Metal roofLot on approximately 0.08 acresLocated in Avondale Subdivision

Interior

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

Listing history 50 events

1. 2026-08-08
   days on market $79,000 Active 66 DOM
2. 2026-08-07
   days on market $79,000 Active 65 DOM
3. 2026-08-06
   days on market $79,000 Active 64 DOM
4. 2026-08-05
   days on market $79,000 Active 63 DOM
5. 2026-08-04
   days on market $79,000 Active 62 DOM
6. 2026-08-03
   days on market $79,000 Active 61 DOM
7. 2026-07-31
   days on market $79,000 Active 58 DOM
8. 2026-07-29
   days on market $79,000 Active 56 DOM
9. 2026-07-27
   days on market $79,000 Active 54 DOM
10. 2026-07-25
    days on market $79,000 Active 52 DOM
11. 2026-07-23
    days on market $79,000 Active 50 DOM
12. 2026-07-22
    days on market $79,000 Active 49 DOM
13. 2026-07-21
    days on market $79,000 Active 48 DOM
14. 2026-07-18
    days on market $79,000 Active 45 DOM
15. 2026-07-16
    days on market $79,000 Active 43 DOM
16. 2026-07-16
    days on market $79,000 Active 42 DOM
17. 2026-07-14
    days on market $79,000 Active 41 DOM
18. 2026-07-14
    days on market $79,000 Active 40 DOM
19. 2026-07-12
    days on market $79,000 Active 39 DOM
20. 2026-07-11
    days on market $79,000 Active 38 DOM
21. 2026-07-10
    days on market $79,000 Active 37 DOM
22. 2026-07-09
    days on market $79,000 Active 36 DOM
23. 2026-07-08
    days on market $79,000 Active 35 DOM
24. 2026-07-07
    days on market $79,000 Active 34 DOM
25. 2026-07-06
    days on market $79,000 Active 33 DOM
26. 2026-07-05
    days on market $79,000 Active 32 DOM
27. 2026-07-04
    days on market $79,000 Active 31 DOM
28. 2026-07-03
    days on market $79,000 Active 30 DOM
29. 2026-07-02
    days on market $79,000 Active 29 DOM
30. 2026-07-01
    days on market $79,000 Active 28 DOM
31. 2026-06-30
    days on market $79,000 Active 27 DOM
32. 2026-06-29
    days on market $79,000 Active 26 DOM
33. 2026-06-28
    days on market $79,000 Active 25 DOM
34. 2026-06-28
    days on market $79,000 Active 24 DOM
35. 2026-06-27
    days on market $79,000 Active 23 DOM
36. 2026-06-25
    days on market $79,000 Active 21 DOM
37. 2026-06-23
    days on market $79,000 Active 19 DOM
38. 2026-06-22
    days on market $79,000 Active 18 DOM
39. 2026-06-18
    days on market $79,000 Active 15 DOM
40. 2026-06-17
    days on market $79,000 Active 14 DOM
41. 2026-06-16
    days on market $79,000 Active 13 DOM
42. 2026-06-15
    days on market $79,000 Active 12 DOM
43. 2026-06-14
    days on market $79,000 Active 10 DOM
44. 2026-06-10
    days on market $79,000 Active 7 DOM
45. 2026-06-09
    days on market $79,000 Active 6 DOM
46. 2026-06-08
    days on market $79,000 Active 5 DOM
47. 2026-06-07
    pricedays on marketlisting id $79,000 Active 4 DOM
48. 2026-06-03
    days on market $85,000 Active 141 DOM
49. 2026-06-02
    days on market $85,000 Active 140 DOM
50. 2026-06-01
    days on market $85,000 Active 139 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: $13,481
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,298
• Taxable income: $3,020
• Est. tax owed @ 24.0%: −$725
• After-tax cash flow: $3,374/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 $4,320–$12,960 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%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 14% · Canada
• 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 residence (house)Single-story
• Construction: Vinyl siding construction
• Exterior features: Metal roofLot on approximately 0.08 acresLocated in Avondale Subdivision

Interior

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

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