94 Laura Ln · Brownsville, TX 78521

$199,000

3 bd · 2.0 ba · 1,519 sqft · SingleFamily public records · 181 Days on market

Built 1978 5,490 sqft lot $131/sqft · 10% below area Est $220k · 10% under · waterfront

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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).

• Cash flow +13.4/30.0
• ARV discount +11.8/15.0
• Rent growth +4.5/5.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

(ALSO AVAILABLE "FOR RENT" $1700/Month) This spacious and charming home features four bedrooms and two bathrooms, offering plenty of room for comfortable living. The backyard includes a versatile bonus space that can serve as a garage, she-shed, man cave, craft room, or workshop—perfect for whatever you need! Located in a fantastic neighborhood, this home is just a short drive from SpaceX and South Padre Island. Additional highlights include an indoor laundry room, a fenced backyard, all kitchen appliances included, and a covered carport that fits two vehicles

Key facts

• Covered carport
• Indoor laundry room
• Fenced backyard

Tags

• FENCED BACKYARD
• INDOOR LAUNDRY ROOM
• COVERED CARPORT
• SHORT DRIVE FROM SPACEX

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $3 ($32/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (10.9% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 5.0% in Brownsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 79/100 on livability (#62 in TX, #2,311 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, crime D-, employment F.
• Brownsville ISD (urban): math 20% / reading 34% proficiency, ranked #710 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Egly El (math 8% / reading 22%, grade F, #4,021 of 4,322 statewide, top 94%, 546 students, 93% FRL); Perkins Middle (math 11% / reading 18%, grade F, #1,583 of 1,662 statewide, top 96%, 571 students, 96% FRL); Rivera Early College H S (math 12% / reading 38%, grade F, #1,250 of 1,632 statewide, top 77%, 2,254 students, 84% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 366 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $1,772/mo this rent would consume 48% of the median local household income ($45k/yr) (locally 2682% 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 $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 181 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1978 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.89% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (median comp): $220,137
• List price: $199,000
• Delta: -9.60%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4734 Ibiza Cir	0.81mi	3/2.0	1,414 (-7%)	0mo	$274,000	$194	53
3334 East Ave	1.46mi	3/1.0	1,612 (+6%)	3mo	$79,800	$50	48
695 Truman Dr	1.33mi	4/2.0 (+1)	1,716 (+13%)	1mo	$146,000	$85	38
2379 Santa Elena Dr	0.77mi	3/2.0	1,403 (-8%)	19mo	$169,900	$121	36
125 Aguila Dr	0.98mi	3/2.0	1,745 (+15%)	11mo	$219,950	$126	31

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.59×
• Total profit: $-22,671
• Equity at exit: $29,672

10-year hold

• IRR: 4.6%
• Equity multiple: 1.42×
• Total profit: $23,272
• Equity at exit: $17,206

Cash invested: $55,720 (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 78521

• Home prices YoY: -26.0%
• Rents YoY: 8.2%
• Active inventory: 366
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$271 /mo · $3,253/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $3

Break-even live

Break-even rent $1,769

Max offer price $199,000

Occupancy floor 95%

Sensitivity live

Price	-10% $115	-5% $59	+0% $3	+5% $-54	+10% $-110
Rent	-10% $-137	-5% $-67	+0% $3	+5% $73	+10% $143
Rate	-1.0pp $103	-0.5pp $53	base $3	+0.5pp $-49	+1.0pp $-101

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Laura Ln Brownsville, TX	4.0	2.0	1895	$1,800	$0.95	15d	1	0.09mi
14 Laura Ln Brownsville, TX	4.0	2.0	1895	$1,800	$0.95	22d	1	0.09mi
120 Galonsky St Unit G3 Brownsville, TX	2.0	2.5	1224	$1,325	$1.08	22d	1	0.20mi
328 Creekbend Dr Brownsville, TX	3.0	2.0	1451	$2,600	$1.79	22d	1	0.65mi
235 S Clubhouse Rd Unit NA Brownsville, TX	4.0	2.0	1256	$2,100	$1.67	45d	1	0.68mi
4650 Bowie Rd Brownsville, TX	1.0–3.0	1.0–2.0	955	$1,055	$1.10	45d	1	0.81mi
170 Pearl Dr Brownsville, TX	3.0	2.0	1291	$1,600	$1.24	22d	1	0.86mi
15 Corine Cir Brownsville, TX	3.0	1.0	1337	$1,200	$0.90	15d	1	0.91mi
798 Billy Mitchell Blvd Brownsville, TX	3.0	3.0	2063	$3,000	$1.45	45d	1	0.91mi
538 Land O Lakes Dr Brownsville, TX	3.0	2.0	1421	$1,600	$1.13	45d	1	0.92mi
844 Jenny Cir Brownsville, TX	4.0	2.0	1755	$2,250	$1.28	22d	1	1.05mi
4318 Waco Rd Unit 1 Brownsville, TX	3.0	2.0	1441	$1,400	$0.97	45d	1	1.08mi
3075 E 23rd St Brownsville, TX	3.0	2.0	1350	$1,375	$1.02	45d	1	1.24mi

Listing history 14 events

1. 2026-05-20
   price $1,600
2. 2026-05-18
   status Active 583-char remark

   Show marketing remark (583 chars)

   (ALSO AVAILABLE "FOR RENT" $1700/Month) This spacious and charming home features four bedrooms and two bathrooms, offering plenty of room for comfortable living. The backyard includes a versatile bonus space that can serve as a garage, she-shed, man cave, craft room, or workshop—perfect for whatever you need! Located in a fantastic neighborhood, this home is just a short drive from SpaceX and South Padre Island. Additional highlights include an indoor laundry room, a fenced backyard, all kitchen appliances included, and a covered carport that fits two vehicles

3. 2026-05-17
   historical Active Under Contract 582-char remark

   Show marketing remark (582 chars)

   (ALSO AVAILABLE "FOR RENT" $1600/Month) This spacious and charming home features four bedrooms and two bathrooms, offering plenty of room for comfortable living. The backyard includes a versatile bonus space that can serve as a garage, she-shed, man cave, craft room, or workshop—perfect for whatever you need! Located in a fantastic neighborhood, this home is just a short drive from SpaceX and South Padre Island. Additional highlights include an indoor laundry room, a fenced backyard, all kitchen appliances included, and a covered carport that fits two vehicles

4. 2026-05-17
   listed $199,000 Active 582-char remark

   Show marketing remark (582 chars)

   (ALSO AVAILABLE "FOR RENT" $1600/Month) This spacious and charming home features four bedrooms and two bathrooms, offering plenty of room for comfortable living. The backyard includes a versatile bonus space that can serve as a garage, she-shed, man cave, craft room, or workshop—perfect for whatever you need! Located in a fantastic neighborhood, this home is just a short drive from SpaceX and South Padre Island. Additional highlights include an indoor laundry room, a fenced backyard, all kitchen appliances included, and a covered carport that fits two vehicles

5. 2026-05-03
   price $1,700

   Show marketing remark (583 chars)

   (ALSO AVAILABLE "FOR RENT" $1700/Month) This spacious and charming home features four bedrooms and two bathrooms, offering plenty of room for comfortable living. The backyard includes a versatile bonus space that can serve as a garage, she-shed, man cave, craft room, or workshop—perfect for whatever you need! Located in a fantastic neighborhood, this home is just a short drive from SpaceX and South Padre Island. Additional highlights include an indoor laundry room, a fenced backyard, all kitchen appliances included, and a covered carport that fits two vehicles

6. 2026-05-03
   price $199,000 583-char remark

   Show marketing remark (583 chars)

   (ALSO AVAILABLE "FOR RENT" $1700/Month) This spacious and charming home features four bedrooms and two bathrooms, offering plenty of room for comfortable living. The backyard includes a versatile bonus space that can serve as a garage, she-shed, man cave, craft room, or workshop—perfect for whatever you need! Located in a fantastic neighborhood, this home is just a short drive from SpaceX and South Padre Island. Additional highlights include an indoor laundry room, a fenced backyard, all kitchen appliances included, and a covered carport that fits two vehicles

7. 2026-05-02
   price $209,000 583-char remark

   Show marketing remark (583 chars)

   (ALSO AVAILABLE "FOR RENT" $1700/Month) This spacious and charming home features four bedrooms and two bathrooms, offering plenty of room for comfortable living. The backyard includes a versatile bonus space that can serve as a garage, she-shed, man cave, craft room, or workshop—perfect for whatever you need! Located in a fantastic neighborhood, this home is just a short drive from SpaceX and South Padre Island. Additional highlights include an indoor laundry room, a fenced backyard, all kitchen appliances included, and a covered carport that fits two vehicles

8. 2026-03-17
   price $1,800
9. 2026-03-16
   price $219,900 583-char remark

   Show marketing remark (583 chars)

   (ALSO AVAILABLE "FOR RENT" $1700/Month) This spacious and charming home features four bedrooms and two bathrooms, offering plenty of room for comfortable living. The backyard includes a versatile bonus space that can serve as a garage, she-shed, man cave, craft room, or workshop—perfect for whatever you need! Located in a fantastic neighborhood, this home is just a short drive from SpaceX and South Padre Island. Additional highlights include an indoor laundry room, a fenced backyard, all kitchen appliances included, and a covered carport that fits two vehicles

10. 2026-03-01
    listed $1,900
11. 2026-02-17
    price $220,000 583-char remark

    Show marketing remark (583 chars)

    (ALSO AVAILABLE "FOR RENT" $1700/Month) This spacious and charming home features four bedrooms and two bathrooms, offering plenty of room for comfortable living. The backyard includes a versatile bonus space that can serve as a garage, she-shed, man cave, craft room, or workshop—perfect for whatever you need! Located in a fantastic neighborhood, this home is just a short drive from SpaceX and South Padre Island. Additional highlights include an indoor laundry room, a fenced backyard, all kitchen appliances included, and a covered carport that fits two vehicles

12. 2025-11-20
    listed $225,000 Active 583-char remark

    Show marketing remark (583 chars)

    (ALSO AVAILABLE "FOR RENT" $1700/Month) This spacious and charming home features four bedrooms and two bathrooms, offering plenty of room for comfortable living. The backyard includes a versatile bonus space that can serve as a garage, she-shed, man cave, craft room, or workshop—perfect for whatever you need! Located in a fantastic neighborhood, this home is just a short drive from SpaceX and South Padre Island. Additional highlights include an indoor laundry room, a fenced backyard, all kitchen appliances included, and a covered carport that fits two vehicles

13. 2020-03-12
    soldstatus
14. 2004-03-19
    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: $3,253 · $271/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$388/yr (+$32/mo · 11.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,270
• − Mortgage interest: −$11,147
• − Property taxes: −$3,253
• − Insurance: −$995
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$5,789
• Taxable loss: −$3,318
• Est. tax savings @ 24.0%: +$796
• After-tax cash flow: $828/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: Brownsville ISD
• NCES district ID: 4811680
• Math proficiency: 20% ▼ -36.00%
• Reading proficiency: 34% ▼ -13.00%
• Median HH income: $30,490
• Composite: 21.8/100
• National rank: #8249
• State rank: #710 of 826 in TX

Livability — Brownsville

• Score: 79/100
• State rank: #62
• US rank: #2311

Category grades

Amenities D Commute A+ Cost of living A+ Crime D- Employment F Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownsville, TX
• County: Cameron County · 310,734 people
• City population: 212,132
• Metro: Brownsville-Harlingen, TX
• Population (ZIP): 87,380
• Household income: $44,509
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 2682.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 45% White 3%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 30% · Canada
• Languages at home: 12% English-only · Spanish 88%

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: ▼ -81.45%
• Current HPI: 232.1072
• Rent YoY: ▲ 8.19%
• 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

-99.3% since first listed

14 events — show timeline

• 2026-05-20 Price Changed $1,600 RGVMLS
• 2026-05-18 Relisted — RGVMLS
• 2026-05-17 Contingent — SPIBOR
• 2026-05-17 Listed $199,000 SPIBOR
• 2026-05-03 Price Changed $1,700 RGVMLS
• 2026-05-03 Price Changed $199,000 RGVMLS
• 2026-05-02 Price Changed $209,000 RGVMLS
• 2026-03-17 Price Changed $1,800 RGVMLS
• 2026-03-16 Price Changed $219,900 RGVMLS
• 2026-03-01 Listed for Rent $1,900 RGVMLS
• 2026-02-17 Price Changed $220,000 RGVMLS
• 2025-11-20 Listed $225,000 RGVMLS
• 2020-03-12 Sold (Public Records) — Public Records
• 2004-03-19 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,253 · -8.9% YoY. Source: county tax records.