1447 Lincoln Dr · Brownsville, TX 78520

$109,995

4 bd · 4.0 ba · 1,722 sqft · Other public records · 323 Days on market

Built 1935 2,499 sqft lot ↓ 8% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER FINANCING AVAILABLE! Value-Add 4-Plex Near the Expressway – Investor Special! Unlock the potential in this diamond-in-the-rough 4-plex, ideally located just one street off the expressway! Whether you're flipping or holding, this is your chance to add value and build equity in a high-demand rental market. Each unit is a blank canvas ready for your renovation vision. Perfect for investors looking to boost cash flow or create a modern multi-family retreat in a location tenants will love. Strong upside, excellent accessibility, and endless possibilities!

Key facts

• 2,499 sq ft lot
• 3 parking spots
• Built 1935

Tags

• HIGH DEMAND RENTAL MARKET
• EXCELLENT ACCESSIBILITY

Property features AI

Finance

• Other: Property sits on approximately 2,500 sq. ft. lot (25 x 97); Total building area approximately 2,762 square feet; Located in a single-unit community
• HOA & community: No homeowners association

Exterior

• Parking: Three covered parking spaces; Three-car carport; No garage
• Utilities: Water service available; One separate water meter
• Home design: Block and other construction; Composition shingle roof; Slab foundation
• Construction: Built with block and other materials; Slab foundation; Composition shingle roof
• Exterior features: Chain link fencing; Paved road access; Outbuilding on the property

Interior

• Kitchen: No conveying appliances
• Flooring: Other flooring
• Interior features: No specific interior features listed
• Laundry & utility: Designated laundry area; Water heater not included

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 5.0% 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: Martin El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 438 students, 88% FRL); Stell Middle (math 12% / reading 26%, grade F, #1,466 of 1,662 statewide, top 89%, 781 students, 96% FRL).
• Market conditions: Rents rising fast (+11.4%/yr); 346 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 45% of the median local income ($50k/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 $760 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,795 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 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 1935 — 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. 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.
7. 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.
8. 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: 1.70% ✓
• Cap rate: 14.41%
• Cash-on-cash: 29.00%
• DSCR: 2.29
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.28×
• Total profit: $39,447
• Equity at exit: $16,401

10-year hold

• IRR: 39.0%
• Equity multiple: 5.55×
• Total profit: $140,281
• Equity at exit: $9,510

Cash invested: $30,799 (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 78520

• Home prices YoY: -19.8%
• Rents YoY: 11.4%
• Active inventory: 346
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,865 high
• Mortgage (P&I): −$577
• Tax from tax record: −$106 /mo · $1,272/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $744

Break-even live

Break-even rent $922

Max offer price $109,995

Occupancy floor 55%

Sensitivity live

Price	-10% $807	-5% $775	+0% $744	+5% $713	+10% $682
Rent	-10% $597	-5% $671	+0% $744	+5% $818	+10% $892
Rate	-1.0pp $800	-0.5pp $772	base $744	+0.5pp $716	+1.0pp $687

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: $27,499
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2024 E 19th St Brownsville, TX	3.0	1.0	1259	$2,000	$1.59	22d	1	0.37mi
835 E Taylor St Unit B Brownsville, TX	3.0	2.0	1150	$1,550	$1.35	44d	1	0.51mi
515 Mc Davitt Blvd Brownsville, TX	4.0	2.0	1272	$1,300	$1.02	44d	1	0.76mi
3075 E 23rd St Brownsville, TX	3.0	2.0	1350	$1,375	$1.02	44d	1	0.88mi
30 W Monroe St Brownsville, TX	3.0	2.0	2191	$1,500	$0.68	22d	1	1.21mi

Listing history 8 events

1. 2026-04-29
   status Pending
2. 2026-04-13
   historical Option
3. 2026-04-08
   status Pending 568-char remark

   Show marketing remark (568 chars)

   OWNER FINANCING AVAILABLE! Value-Add 4-Plex Near the Expressway – Investor Special! Unlock the potential in this diamond-in-the-rough 4-plex, ideally located just one street off the expressway! Whether you're flipping or holding, this is your chance to add value and build equity in a high-demand rental market. Each unit is a blank canvas ready for your renovation vision. Perfect for investors looking to boost cash flow or create a modern multi-family retreat in a location tenants will love. Strong upside, excellent accessibility, and endless possibilities!

4. 2026-01-05
   price $109,995 568-char remark

   Show marketing remark (568 chars)

   OWNER FINANCING AVAILABLE! Value-Add 4-Plex Near the Expressway – Investor Special! Unlock the potential in this diamond-in-the-rough 4-plex, ideally located just one street off the expressway! Whether you're flipping or holding, this is your chance to add value and build equity in a high-demand rental market. Each unit is a blank canvas ready for your renovation vision. Perfect for investors looking to boost cash flow or create a modern multi-family retreat in a location tenants will love. Strong upside, excellent accessibility, and endless possibilities!

5. 2026-01-05
   price $109,995

   Show marketing remark (568 chars)

   OWNER FINANCING AVAILABLE! Value-Add 4-Plex Near the Expressway – Investor Special! Unlock the potential in this diamond-in-the-rough 4-plex, ideally located just one street off the expressway! Whether you're flipping or holding, this is your chance to add value and build equity in a high-demand rental market. Each unit is a blank canvas ready for your renovation vision. Perfect for investors looking to boost cash flow or create a modern multi-family retreat in a location tenants will love. Strong upside, excellent accessibility, and endless possibilities!

6. 2025-06-06
   listed $120,000 Active

   Show marketing remark (568 chars)

   OWNER FINANCING AVAILABLE! Value-Add 4-Plex Near the Expressway – Investor Special! Unlock the potential in this diamond-in-the-rough 4-plex, ideally located just one street off the expressway! Whether you're flipping or holding, this is your chance to add value and build equity in a high-demand rental market. Each unit is a blank canvas ready for your renovation vision. Perfect for investors looking to boost cash flow or create a modern multi-family retreat in a location tenants will love. Strong upside, excellent accessibility, and endless possibilities!

7. 2025-06-06
   listed $120,000 Active 568-char remark

   Show marketing remark (568 chars)

   OWNER FINANCING AVAILABLE! Value-Add 4-Plex Near the Expressway – Investor Special! Unlock the potential in this diamond-in-the-rough 4-plex, ideally located just one street off the expressway! Whether you're flipping or holding, this is your chance to add value and build equity in a high-demand rental market. Each unit is a blank canvas ready for your renovation vision. Perfect for investors looking to boost cash flow or create a modern multi-family retreat in a location tenants will love. Strong upside, excellent accessibility, and endless possibilities!

8. 2019-12-17
   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: $1,272 · $106/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$741/yr (+$62/mo · 58.2%)

ⓘ 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 · 25 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: $22,375
• − Mortgage interest: −$6,161
• − Property taxes: −$1,272
• − Insurance: −$550
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$3,200
• Taxable income: $7,612
• Est. tax owed @ 24.0%: −$1,827
• After-tax cash flow: $7,105/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): 64,740
• Household income: $50,116
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1800.0

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 44% White 6%
• Hispanic origin (detail): Mexican 88%
• Foreign-born: 26% · Canada
• Languages at home: 18% English-only · Spanish 82%

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: ▼ -52.91%
• Current HPI: 214.4335
• Rent YoY: ▲ 11.41%
• 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

-8.3% since first listed

8 events — show timeline

• 2026-04-29 Pending — MCALLENMLS
• 2026-04-13 Contingent — MCALLENMLS
• 2026-04-08 Pending — RGVMLS
• 2026-01-05 Price Changed $109,995 RGVMLS
• 2026-01-05 Price Changed $109,995 MCALLENMLS
• 2025-06-06 Listed $120,000 RGVMLS
• 2025-06-06 Listed $120,000 MCALLENMLS
• 2019-12-17 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,272 · -8.9% YoY. Source: county tax records.