2725 E 32nd St · Brownsville, TX 78521

$97,500

3 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 15 Days on market

Built 1975 Fair condition $91/sqft · 33% below area Est $145k · 33% 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 +9.6/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR ALERT: 1,250 SQ FT FIXER WITH 400 SQ FT SHOP IN SOUTHMOST Calling all flippers, BRRRR investors, and value-add hunters. This 3-bedroom diamond-in-the-rough is priced to move and packed with upside. Bring your vision and your tool belt. WHAT YOU GET: 3 full bedrooms, each with real closets (no awkward conversions here). A bonus game room/office space gives you flex square footage to market as a 4th bedroom, home office, or media room depending on your buyer profile. Spacious living room anchors the floor plan. The bathroom has already been expanded and is ready for a cosmetic refresh.

Key facts

• 400 sq ft shop
• Enclosed carport
• Expanded bathroom

Tags

• 400 SQ FT SHOP
• BONUS GAME ROOM
• EXPANDED BATHROOM
• ENCLOSED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $96k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 5.1% in Brownsville — 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 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: Castaneda El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 474 students, 98% FRL); Faulk Middle (math 20% / reading 31%, grade F, #1,236 of 1,662 statewide, top 76%, 976 students, 99% FRL); Porter Early College H S (math 23% / reading 32%, grade F, #1,183 of 1,632 statewide, top 73%, 1,814 students, 94% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 468 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; lower-income renter base — watch delinquency; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent runs 38% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $674 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,037 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.46% ✓
• Cap rate: 11.89%
• Cash-on-cash: 20.01%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $145,224
• List price: $97,500
• Delta: -32.86%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2844 E 31st St	0.11mi	3/1.0	1,200 (+12%)	8mo	$168,000	$140	67
115 Blanche St	1.88mi	3/2.0	988 (-8%)	1mo	$179,900	$182	48
155 Sunrise Ln	1.29mi	3/2.0	1,162 (+9%)	2mo	$180,000	$155	45
5441 Amatista Dr	1.69mi	3/2.0	1,184 (+11%)	4mo	$119,000	$101	40
1900 W University Blvd #6008	1.89mi	2/2.5 (-1)	1,015 (-5%)	8mo	$99,500	$98	40
463 Rey Salomon St	2.24mi	3/2.0	1,181 (+11%)	6mo	$190,000	$161	38
2443 E Harrison St	1.31mi	3/1.0	1,368 (+28%)	4mo	$107,000	$78	37
48 S Bernal Dr	2.23mi	3/2.0	1,254 (+17%)	3mo	$175,000	$140	33
4727 Morningside Rd	1.20mi	3/2.0	1,298 (+22%)	5mo	$129,000	$99	32
1645 E Ringgold St	1.58mi	2/2.0 (-1)	1,350 (+26%)	2mo	$95,000	$70	29
1944 W University Blvd Unit 8C	1.88mi	2/2.0 (-1)	867 (-19%)	3mo	$81,900	$94	29
1537 E Harrison St	1.78mi	2/1.0 (-1)	864 (-19%)	9mo	$149,000	$172	27

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: 17.7%
• Equity multiple: 1.76×
• Total profit: $20,755
• Equity at exit: $14,538

10-year hold

• IRR: 29.5%
• Equity multiple: 4.29×
• Total profit: $89,821
• Equity at exit: $8,430

Cash invested: $27,300 (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: 7 active · 3 under contract
• Median asking: $145,000 ($145/sqft)
• Median days on market: 76 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -6.3% vs current asking $/sqft

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

ZIP-level market 78521

• Home prices YoY: -26.0%
• Rents YoY: 8.2%
• Active inventory: 468
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$511
• Tax from tax record: −$121 /mo · $1,447/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $455

Break-even live

Break-even rent $851

Max offer price $97,500

Occupancy floor 63%

Sensitivity live

Price	-10% $510	-5% $483	+0% $455	+5% $428	+10% $400
Rent	-10% $342	-5% $399	+0% $455	+5% $512	+10% $568
Rate	-1.0pp $504	-0.5pp $480	base $455	+0.5pp $430	+1.0pp $404

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: $24,375
• Closing costs: $2,925
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2954 Impala Dr Brownsville, TX	2.0	2.0	800	$1,200	$1.50	93d	1	0.28mi
508 Truman Dr Unit B Brownsville, TX	3.0	1.0	960	$975	$1.02	93d	1	0.56mi
3075 E 23rd St Brownsville, TX	3.0	2.0	1350	$1,375	$1.02	93d	1	0.79mi
4318 Waco Rd Unit 1 Brownsville, TX	3.0	2.0	1441	$1,400	$0.97	93d	1	0.85mi
1570 Los Alamos St Unit A Brownsville, TX	3.0	2.0	1276	$1,700	$1.33	63d	1	1.15mi
765 Billy Mitchell Blvd Ste 11 Brownsville, TX	2.0	1.0	800	$825	$1.03	70d	1	1.16mi
4711 Morningside Rd Brownsville, TX	2.0	2.0	1288	$1,450	$1.13	70d	1	1.17mi
235 S Clubhouse Rd Unit NA Brownsville, TX	4.0	2.0	1256	$2,100	$1.67	93d	1	1.20mi
2024 E 19th St Brownsville, TX	3.0	1.0	1259	$2,000	$1.59	70d	1	1.24mi
4995 Alexa Rd Unit B Brownsville, TX	3.0	2.0	1063	$1,750	$1.65	93d	1	1.30mi
1898 Morningside Rd Unit 4 Brownsville, TX	2.0	1.0	756	$800	$1.06	93d	1	1.32mi
3744 Boca Chica Blvd Unit 100F Brownsville, TX	2.0	2.0	980	$1,500	$1.53	70d	1	1.33mi
50 Galonsky St Unit 3 Brownsville, TX	2.0	2.0	952	$1,100	$1.16	93d	1	1.44mi
1010 Apollo Ave Unit 13 Brownsville, TX	2.0	1.0	800	$795	$0.99	93d	1	1.46mi

Listing history 1 events

1. 2026-05-12
   listed $97,500 Active 1475-char remark

ⓘ 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: $1,447 · $121/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$337/yr (+$28/mo · 23.3%)

ⓘ 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 ≥111°F today · 27 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: $17,130
• − Mortgage interest: −$5,462
• − Property taxes: −$1,447
• − Insurance: −$488
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$2,836
• Taxable income: $4,156
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $4,464/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $26,700–$48,060 screening

This 3-bedroom single-family home in Brownsville, TX, requires extensive repairs and updates to improve its condition and value. The roof, siding, and landscaping are in poor condition, and the interior needs painting and updates. A new roof, siding, and landscaping will significantly improve the home's appearance and value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows appear to be old and possibly not functioning properly.
• Major Electrical (electrical) — The electrical panel is not visible, but the house appears to be old and may have outdated wiring.
• Major Plumbing (plumbing) — The house appears to be old and may have outdated plumbing that could be in need of repair or replacement.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Major siding — The siding shows signs of wear and tear, with peeling paint and possible rot.
• Major landscaping — The landscaping is sparse and overgrown, with little to no maintenance.
• Major fencing — The fencing is in poor condition, with gaps and missing sections.
• Moderate kitchen — The kitchen needs updates, as the listing mentions a cosmetic refresh.
• Moderate bathroom — The bathroom needs updates, as the listing mentions a cosmetic refresh.
• Moderate HVAC/mechanicals — Given the overall condition, the HVAC and mechanical systems may need maintenance or replacement.
• Minor interior walls — The interior walls appear to be in fair condition, with some discoloration and minor damage.
• Minor flooring — The flooring appears to be in fair condition, with some wear and tear.
• Minor interior windows — The windows appear to be in fair condition, with no visible signs of damage or malfunction.
• Minor interior foundation/structure — The foundation and structure appear to be in fair condition, with no visible signs of major structural issues.
• Minor interior game room/office space — The game room/office space appears to be in fair condition, with no visible signs of major damage or issues.
• Minor interior living room — The living room appears to be in fair condition, with no visible signs of major damage or issues.
• Minor interior bedrooms — The bedrooms appear to be in fair condition, with no visible signs of major damage or issues.
• Minor interior master closet — The master closet appears to be in fair condition, with no visible signs of major damage or issues.
• Minor interior bonus game room/office space — The bonus game room/office space appears to be in fair condition, with no visible signs of major damage or issues.

Value-add opportunities

• Both repair and replace roof — A new roof will significantly improve the home's appearance and value. ↑
• Both repair and replace siding — New siding will improve the home's appearance and value. ↑
• Both landscape and maintain yard — A well-maintained yard will improve the home's curb appeal and value. ↑
• Both repair and replace fencing — A new fence will improve the home's appearance and security, and thus its value. ↑
• Both update kitchen and bathroom — Updating the kitchen and bathroom will improve the home's functionality and value. ↑
• Both service HVAC and mechanical systems — A properly functioning HVAC and mechanical systems will improve the home's comfort and value. ↑
• Both paint interior walls — Painting the interior walls will improve the home's appearance and value. ↑
• Both repair and replace flooring — New flooring will improve the home's appearance and value. ↑
• Both repair and replace interior windows — New windows will improve the home's energy efficiency and value. ↑
• Both repair and replace interior foundation/structure — A properly repaired foundation and structure will improve the home's structural integrity and value. ↑
• Both repair and replace interior game room/office space — A properly repaired game room/office space will improve the home's functionality and value. ↑
• Both repair and replace interior living room — A properly repaired living room will improve the home's functionality and value. ↑
• Both repair and replace interior bedrooms — A properly repaired bedroom will improve the home's functionality and value. ↑
• Both repair and replace interior master closet — A properly repaired master closet will improve the home's functionality and value. ↑
• Both repair and replace interior bonus game room/office space — A properly repaired bonus game room/office space will improve the home's functionality and value. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 25/100

Zoned Schools

Elementary Castaneda El F TX #3,333/4,322 Nat'l #32,000/41,679 Middle Faulk Middle F TX #1,236/1,662 Nat'l #10,204/14,009 High Porter Early College H S F TX #1,183/1,632 Nat'l #11,797/17,239

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

B Composite livability gradescore 79/100

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 · 441,603 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: 9% 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 (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%

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

+2.6%/yr

Latest (2025): $1,447 · +0.2% YoY. Source: county tax records.