34 Veracruz Ave #4 · Brownsville, TX 78521

$138,000

3 bd · 2.0 ba · 1,084 sqft · SingleFamily · 92 Days on market

Built 1975 Fair condition 6,000 sqft lot $127/sqft · at area comps Est $137k · at est. ↓ 7% since listing

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Why this score? — see what drove the C- 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 +19.1/30.0
• ARV discount +7.1/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 1975 home in a great location just 30 minutes from Space Z and South Padre Island. this home is full of potential and perfect for buyers looking to customize and make it their own. A great opportunity to create your ideal home or investment.

Key facts

• 6,000 sq ft lot
• Garage
• Built 1975

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $138k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $138k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: schools C-, amenities D, crime D-.
• 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.
• Market conditions: Rents rising fast (+8.2%/yr); 365 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $954 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($126k) 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,580 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $136,894
• List price: $138,000
• Delta: 0.81%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.7%
• Equity multiple: 0.85×
• Total profit: $-5,658
• Equity at exit: $20,576

10-year hold

• IRR: 11.0%
• Equity multiple: 2.05×
• Total profit: $40,658
• Equity at exit: $11,932

Cash invested: $38,640 (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: 365
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$724
• Tax est. 1.5%: −$172 /mo · $2,070/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $146

Break-even live

Break-even rent $1,207

Max offer price $138,000

Occupancy floor 84%

Sensitivity live

Price	-10% $242	-5% $194	+0% $146	+5% $99	+10% $51
Rent	-10% $36	-5% $91	+0% $146	+5% $201	+10% $256
Rate	-1.0pp $216	-0.5pp $181	base $146	+0.5pp $111	+1.0pp $74

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1134 Kelsey Dr Unit D Brownsville, TX	3.0	1.0	870	$875	$1.01	44d	1	0.38mi
15 Corine Cir Brownsville, TX	3.0	1.0	1337	$1,200	$0.90	14d	1	0.50mi
1456 N Minnesota Ave Apt 8 Brownsville, TX	2.0	2.0	1100	$1,250	$1.14	44d	1	0.54mi
4650 Bowie Rd Brownsville, TX	1.0–3.0	1.0–2.0	955	$1,055	$1.10	44d	1	0.64mi
170 Pearl Dr Brownsville, TX	3.0	2.0	1291	$1,600	$1.24	22d	1	0.74mi
7100 Via Del Mar Cir Unit E-10 Brownsville, TX	2.0	2.5	1247	$1,500	$1.20	22d	1	1.13mi
7100 Via Del Mar Cir Unit B-3 Brownsville, TX	2.0	2.0	1150	$1,500	$1.30	22d	1	1.13mi
7701 Via Del Mar Cir Unit A-1 Brownsville, TX	2.0	2.5	1096	$1,300	$1.19	44d	1	1.17mi
235 S Clubhouse Rd Unit NA Brownsville, TX	4.0	2.0	1256	$2,100	$1.67	44d	1	1.27mi
765 Billy Mitchell Blvd Ste 11 Brownsville, TX	2.0	1.0	800	$825	$1.03	22d	1	1.32mi
1775 N Vermillion Ave Unit Q, G, I Brownsville, TX	2.0	1.0	824	$750	$0.91	22d	1	1.33mi
328 Creekbend Dr Brownsville, TX	3.0	2.0	1451	$2,600	$1.79	22d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $138,000 Active 92 DOM
2. 2026-06-17
   days on market $138,000 Active 91 DOM
3. 2026-06-16
   days on market $138,000 Active 90 DOM
4. 2026-06-15
   days on market $138,000 Active 89 DOM
5. 2026-06-14
   days on market $138,000 Active 87 DOM
6. 2026-06-13
   days on market $138,000 Active 86 DOM
7. 2026-06-10
   days on market $138,000 Active 84 DOM
8. 2026-06-09
   days on market $138,000 Active 83 DOM
9. 2026-06-08
   days on market $138,000 Active 82 DOM
10. 2026-06-07
    days on market $138,000 Active 81 DOM
11. 2026-06-05
    days on market $138,000 Active 78 DOM
12. 2026-06-03
    days on market $138,000 Active 77 DOM
13. 2026-06-02
    days on market $138,000 Active 76 DOM
14. 2026-06-01
    days on market $138,000 Active 75 DOM
15. 2026-05-31
    days on market $138,000 Active 74 DOM
16. 2026-05-30
    days on market $138,000 Active 73 DOM
17. 2026-04-27
    price $138,000 246-char remark

    Show marketing remark (246 chars)

    Cozy 1975 home in a great location just 30 minutes from Space Z and South Padre Island. this home is full of potential and perfect for buyers looking to customize and make it their own. A great opportunity to create your ideal home or investment.

18. 2026-03-18
    listed $148,000 Active 246-char remark

    Show marketing remark (246 chars)

    Cozy 1975 home in a great location just 30 minutes from Space Z and South Padre Island. this home is full of potential and perfect for buyers looking to customize and make it their own. A great opportunity to create your ideal home or investment.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 22 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: $16,710
• − Mortgage interest: −$7,730
• − Property taxes: −$2,070
• − Insurance: −$690
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$4,015
• Taxable loss: −$468
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $1,869/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 · 9 photos

Fair 45/100 Moderate rehab

This 1975 home has moderate potential for improvement with fair current condition. Painting and updating the interior and bathrooms would significantly enhance its value.

Repairs flagged

• Minor exterior paint — Some wear visible
• Minor interior paint — Some wear visible

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Paint interior — Improves living space and value
• Both Update bathrooms — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Some wear visible	Minor	$500–3,000
interior paint · Some wear visible	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Paint interior — Improves living space and value ↑
• Both Update bathrooms — Modernizes and increases value ↑

ⓘ 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

-6.8% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $138,000 RGVMLS
• 2026-03-18 Listed $148,000 RGVMLS