1570 Los Alamos St · Brownsville, TX 78521

$344,900

6 bd · 4.0 ba · 2,546 sqft · MultiFamily · 82 Days on market

Built 2026 Poor condition 0.33 ac lot $135/sqft · 122% above area

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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 +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

NEW DUPLEX 3 BEDROOMS 2 BATHS TILE FLOORS GRANITE TOPS, 2 CAR DRIVEWAY, PRIVATE WOOD FENCE TO EACH UNIT, GRASS FRONT AND BACK. . STAINLESS STEAL APPLIANCES. THIS IS THE BIGGEST LOT IN THE THIS SUBDIVISTION AND CLOSE TO SPACE X. CONSTRUCTION COMPLETED BY APRIL 2026 OR SOONER.

Key facts

• Tile floors
• Granite tops
• Grass front and back

Tags

• TILE FLOORS
• GRANITE TOPS
• PRIVATE WOOD FENCE
• GRASS FRONT AND BACK
• STAINLESS STEEL APPLIANCES
• BIGGEST LOT

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $345k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive. Per door: $107/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (4.6% below list).
• Recommended offer: $324k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Garza El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 238 students, 99% FRL); Besteiro Middle (math 14% / reading 28%, grade F, #1,387 of 1,662 statewide, top 85%, 575 students, 98% FRL); Lopez Early College H S (math 20% / reading 39%, grade F, #1,112 of 1,632 statewide, top 70%, 1,831 students, 95% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 366 active listings in the ZIP; lower-income renter base — watch delinquency; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $3,289/mo this rent would consume 89% 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 $2k of loan paydown is wiped out by about $10k 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 $97k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($324k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $324,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $155,047
• List price: $344,900
• Delta: 122.45%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.6%
• Equity multiple: 0.74×
• Total profit: $-24,778
• Equity at exit: $51,426

10-year hold

• IRR: 8.3%
• Equity multiple: 1.78×
• Total profit: $75,351
• Equity at exit: $29,821

Cash invested: $96,572 (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: 17.5×

Monthly cashflow live

• Estimated rent: $3,289 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,174/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $215

Break-even live

Break-even rent $3,017

Max offer price $344,900

Occupancy floor 88%

Sensitivity live

Price	-10% $453	-5% $334	+0% $215	+5% $96	+10% $-24
Rent	-10% $-45	-5% $85	+0% $215	+5% $345	+10% $475
Rate	-1.0pp $388	-0.5pp $303	base $215	+0.5pp $125	+1.0pp $34

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,290
Total (2 units)			$3,289

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: $86,225
• Closing costs: $10,347
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-03-08
   listed $344,900 Active 276-char remark

   Show marketing remark (276 chars)

   NEW DUPLEX 3 BEDROOMS 2 BATHS TILE FLOORS GRANITE TOPS, 2 CAR DRIVEWAY, PRIVATE WOOD FENCE TO EACH UNIT, GRASS FRONT AND BACK. . STAINLESS STEAL APPLIANCES. THIS IS THE BIGGEST LOT IN THE THIS SUBDIVISTION AND CLOSE TO SPACE X. CONSTRUCTION COMPLETED BY APRIL 2026 OR SOONER.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,468
• − Mortgage interest: −$19,320
• − Property taxes: −$5,174
• − Insurance: −$1,724
• − Repairs & maintenance: −$3,157
• − Management: −$3,157
• − Depreciation: −$10,033
• Taxable loss: −$3,098
• Est. tax savings @ 24.0%: +$744
• After-tax cash flow: $3,321/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 · 1 photo

Poor 20/100 Extensive rehab

This property is in an extensive construction phase and requires full completion of all systems and finishes to become move-in ready.

Repairs flagged

• Major concrete foundation — Rebar and concrete are visible, indicating incomplete construction
• Major roof — No roof visible, suggesting it is not yet installed
• Major exterior siding — No exterior siding visible, indicating it is not yet installed
• Major interior walls — No interior walls visible, indicating they are not yet installed
• Major kitchen — No kitchen visible, indicating it is not yet installed
• Major bathrooms — No bathrooms visible, indicating they are not yet installed
• Major HVAC/mechanicals — No HVAC/mechanicals visible, indicating they are not yet installed
• Major landscaping — No landscaping visible, indicating it is not yet installed

Value-add opportunities

• Both Complete construction and installation of all systems and finishes — This would make the property move-in ready and fully functional
• Both Landscaping and curb appeal improvements — This would enhance the property's curb appeal and attract potential buyers/tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
concrete foundation · Rebar and concrete are visible, indicating incomplete construction	Major	$15,000–50,000
roof · No roof visible, suggesting it is not yet installed	Major	$15,000–50,000
exterior siding · No exterior siding visible, indicating it is not yet installed	Major	$15,000–50,000
interior walls · No interior walls visible, indicating they are not yet installed	Major	$15,000–50,000
kitchen · No kitchen visible, indicating it is not yet installed	Major	$15,000–50,000
bathrooms · No bathrooms visible, indicating they are not yet installed	Major	$15,000–50,000
HVAC/mechanicals · No HVAC/mechanicals visible, indicating they are not yet installed	Major	$15,000–50,000
landscaping · No landscaping visible, indicating it is not yet installed	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Complete construction and installation of all systems and finishes — This would make the property move-in ready and fully functional ↑
• Both Landscaping and curb appeal improvements — This would enhance the property's curb appeal and attract potential buyers/tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-03-08 Listed $344,900 RGVMLS