348 San Luis Dr · Brownsville, TX 78521

$250,000

3 bd · 2.0 ba · 2,915 sqft · SingleFamily public records · 14 Days on market

Built 1976 6,000 sqft lot

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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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.3/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3-bedroom, 3-bath home featuring an office, 2 living areas, 2 dining areas, and a half bath located in the laundry room. The kitchen offers tile countertops, a tile backsplash, and a walk-in pantry. Additional features include tile flooring throughout, a fireplace, gated front entrance, carport, and a charming courtyard-style front entry. With plenty of space for a large family or entertaining guests, this home provides room for everyday living and special gatherings. Refrigerator and gas stove convey. Situated on two lots and located in a cul-de-sac, this property offers additional outdoor space and privacy. The fully fenced backyard features a covered wooden structure with a bric

Key facts

• Two dining areas
• Tile countertops
• Two living areas

Tags

• TWO LIVING AREAS
• TWO DINING AREAS
• TILE COUNTERTOPS
• TILE BACKSPLASH
• WALK-IN PANTRY
• TILE FLOORING

Property features AI

Exterior

• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; House
• Construction: Brick veneer construction; Slab foundation; Built as a house
• Exterior features: Composition roof; Security system; Lot approximately 0.14 acres

Interior

• Flooring: Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Tile flooring; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.5% 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: Pena El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 472 students, 88% FRL); Garcia Middle (math 17% / reading 33%, grade F, #1,258 of 1,662 statewide, top 77%, 893 students, 87% 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) — zoned schools at 86% FRL track the district average.
• Market conditions: Rents rising fast (+8.2%/yr); 365 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2,573/mo this rent would consume 69% 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 $8k 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 $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $250,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 8.1

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: -3.7%
• Equity multiple: 0.85×
• Total profit: $-10,253
• Equity at exit: $37,276

10-year hold

• IRR: 11.0%
• Equity multiple: 2.07×
• Total profit: $74,594
• Equity at exit: $21,615

Cash invested: $70,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,573 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$357 /mo · $4,282/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $261

Break-even live

Break-even rent $2,243

Max offer price $250,000

Occupancy floor 85%

Sensitivity live

Price	-10% $402	-5% $331	+0% $261	+5% $190	+10% $119
Rent	-10% $57	-5% $159	+0% $261	+5% $362	+10% $464
Rate	-1.0pp $386	-0.5pp $324	base $261	+0.5pp $196	+1.0pp $130

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5320 Oakley St Brownsville, TX	3.0	2.5	1936	$2,650	$1.37	14d	1	0.56mi
5612 Hedgerow Ct Brownsville, TX	3.0	3.5	1947	$2,800	$1.44	44d	1	0.56mi
5612 Hedgerow Ct Brownsville, TX	3.0	3.5	1947	$2,800	$1.44	14d	1	0.56mi
5684 Heron Cv Brownsville, TX	3.0	3.0	2690	$3,500	$1.30	44d	1	1.10mi

Listing history 12 events

1. 2026-06-18
   days on market $250,000 Active 14 DOM
2. 2026-06-17
   days on market $250,000 Active 13 DOM
3. 2026-06-16
   days on market $250,000 Active 12 DOM
4. 2026-06-15
   days on market $250,000 Active 11 DOM
5. 2026-06-14
   days on market $250,000 Active 9 DOM
6. 2026-06-13
   days on market $250,000 Active 8 DOM
7. 2026-06-10
   days on market $250,000 Active 6 DOM
8. 2026-06-09
   days on market $250,000 Active 5 DOM
9. 2026-06-08
   days on market $250,000 Active 4 DOM
10. 2026-06-07
    days on market $250,000 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $250,000 Active 1 DOM

ⓘ 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: $4,282 · $357/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$293/yr (+$24/mo · 6.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 27 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: $30,874
• − Mortgage interest: −$14,004
• − Property taxes: −$4,282
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,470
• − Management: −$2,470
• − Depreciation: −$7,273
• Taxable loss: −$874
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $3,336/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

1 event — show timeline

• 2026-06-04 Listed $250,000 RGVMLS

Property tax history

+2.1%/yr

Latest (2025): $4,282 · -3.8% YoY. Source: county tax records.