8812 Houston Rd Unit A,B,C · Brownsville, TX 78521

$155,000

None bd · None ba · 2,020 sqft · MultiFamily · 125 Days on market

Built 1974 Poor condition 0.44 ac lot $77/sqft · 54% below area

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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 +4.5/5.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• 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

Investor Alert! Located in Brownsville, TX, this multifamily property offers amazing potential and a prime location just minutes from the Airport, SpaceX, Boca Chica Beach, gas stations, and restaurants. This unique opportunity features a duplex and a frame house sitting on a spacious 0.90-acre lot — almost an acre! Perfect for investors or flippers looking for their next project. SOLD AS IS — don't miss out on this incredible investment opportunity!

Key facts

• Multifamily property
• Spacious lot
• Prime location

Tags

• MULTIFAMILY PROPERTY
• PRIME LOCATION
• DUPLEX
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $155k. Condition is rated poor.
• This rent per unit runs 38% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $519/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: Brite El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 545 students, 95% FRL); Lucio Middle (math 12% / reading 28%, grade F, #1,428 of 1,662 statewide, top 87%, 698 students, 96% 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); 468 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 70d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.82% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.16%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (median comp): $339,689
• List price: $155,000
• Delta: -54.37%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8676 Jupiter St	0.26mi	3/2.5	1,815 (-10%)	19mo	$306,000	$169	55
323 Uva Ln	0.85mi	—/—	2,136 (+6%)	14mo	$345,000	$162	44
37738 Vineyard Ave	1.44mi	3/2.0	1,560 (-23%)	2mo	$273,500	$175	38
623 Marrs Ave	0.80mi	3/2.5	1,510 (-25%)	8mo	$259,900	$172	33
660 Tamarindo Ln	1.01mi	4/2.0	1,425 (-30%)	11mo	$250,000	$175	31
7940 Coffee Port Rd	1.51mi	3/2.0	1,825 (-10%)	39mo	$155,000	$85	29
2813 N Vermillion Ave	2.18mi	3/2.0	1,700 (-16%)	14mo	$207,000	$122	28
905 Puebla Dr	2.10mi	—/—	1,740 (-14%)	56mo	$219,000	$126	22
6652 Vista Jardin Cir	1.81mi	4/2.0	1,632 (-19%)	50mo	$240,000	$147	20
6604 Mariposa Cir	1.78mi	3/2.0	1,569 (-22%)	56mo	$229,900	$147	20
6971 Laguna Verde Dr	2.02mi	4/3.0	1,498 (-26%)	56mo	$147,000	$98	20

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: 28.9%
• Equity multiple: 2.29×
• Total profit: $56,043
• Equity at exit: $23,111

10-year hold

• IRR: 39.2%
• Equity multiple: 5.66×
• Total profit: $202,416
• Equity at exit: $13,402

Cash invested: $43,400 (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: 468
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,828 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $1,038

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,828
Total (2 units)			$2,828

Break-even live

Break-even rent $1,514

Max offer price $155,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,145	-5% $1,091	+0% $1,038	+5% $984	+10% $931
Rent	-10% $814	-5% $926	+0% $1,038	+5% $1,149	+10% $1,261
Rate	-1.0pp $1,116	-0.5pp $1,077	base $1,038	+0.5pp $998	+1.0pp $957

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: $38,750
• Closing costs: $4,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8801 Boca Chica Blvd Unit 4 Brownsville, TX	3.0	2.0	—	$850	—	93d	1	0.29mi
8801 Boca Chica Blvd Brownsville, TX	3.0	2.0	—	$850	—	70d	1	0.29mi
8801 Boca Chica Blvd Brownsville, TX	3.0	2.0	—	$850	—	63d	1	0.29mi
250 Kiwi Brownsville, TX	3.0	2.0	1033	$1,400	$1.36	70d	1	0.52mi
35 Little Grove St Brownsville, TX	3.0	3.0	1800	$2,500	$1.39	93d	1	0.59mi
365 Mango Ln Brownsville, TX	3.0	2.0	1012	$1,400	$1.38	63d	1	0.98mi

Listing history 50 events

1. 2026-08-08
   days on market $155,000 Active 125 DOM
2. 2026-08-07
   days on market $155,000 Active 124 DOM
3. 2026-08-06
   days on market $155,000 Active 123 DOM
4. 2026-08-05
   days on market $155,000 Active 122 DOM
5. 2026-08-04
   days on market $155,000 Active 121 DOM
6. 2026-08-03
   days on market $155,000 Active 120 DOM
7. 2026-07-31
   days on market $155,000 Active 117 DOM
8. 2026-07-29
   days on market $155,000 Active 115 DOM
9. 2026-07-27
   days on market $155,000 Active 113 DOM
10. 2026-07-25
    days on market $155,000 Active 111 DOM
11. 2026-07-24
    days on market $155,000 Active 110 DOM
12. 2026-07-23
    days on market $155,000 Active 109 DOM
13. 2026-07-22
    days on market $155,000 Active 108 DOM
14. 2026-07-21
    days on market $155,000 Active 107 DOM
15. 2026-07-18
    days on market $155,000 Active 104 DOM
16. 2026-07-16
    days on market $155,000 Active 102 DOM
17. 2026-07-16
    days on market $155,000 Active 101 DOM
18. 2026-07-14
    days on market $155,000 Active 100 DOM
19. 2026-07-13
    days on market $155,000 Active 99 DOM
20. 2026-07-12
    days on market $155,000 Active 98 DOM
21. 2026-07-11
    days on market $155,000 Active 97 DOM
22. 2026-07-10
    days on market $155,000 Active 96 DOM
23. 2026-07-09
    days on market $155,000 Active 95 DOM
24. 2026-07-08
    days on market $155,000 Active 94 DOM
25. 2026-07-07
    days on market $155,000 Active 93 DOM
26. 2026-07-06
    days on market $155,000 Active 92 DOM
27. 2026-07-05
    days on market $155,000 Active 91 DOM
28. 2026-07-04
    days on market $155,000 Active 90 DOM
29. 2026-07-03
    days on market $155,000 Active 89 DOM
30. 2026-07-02
    days on market $155,000 Active 88 DOM
31. 2026-07-01
    days on market $155,000 Active 87 DOM
32. 2026-06-30
    days on market $155,000 Active 86 DOM
33. 2026-06-29
    days on market $155,000 Active 85 DOM
34. 2026-06-28
    days on market $155,000 Active 84 DOM
35. 2026-06-28
    days on market $155,000 Active 83 DOM
36. 2026-06-27
    days on market $155,000 Active 82 DOM
37. 2026-06-25
    days on market $155,000 Active 80 DOM
38. 2026-06-23
    days on market $155,000 Active 78 DOM
39. 2026-06-22
    days on market $155,000 Active 77 DOM
40. 2026-06-18
    days on market $155,000 Active 74 DOM
41. 2026-06-17
    days on market $155,000 Active 73 DOM
42. 2026-06-16
    days on market $155,000 Active 72 DOM
43. 2026-06-15
    days on market $155,000 Active 71 DOM
44. 2026-06-14
    days on market $155,000 Active 69 DOM
45. 2026-06-13
    days on market $155,000 Active 68 DOM
46. 2026-06-10
    days on market $155,000 Active 66 DOM
47. 2026-06-09
    days on market $155,000 Active 65 DOM
48. 2026-06-08
    days on market $155,000 Active 64 DOM
49. 2026-06-07
    days on market $155,000 Active 63 DOM
50. 2026-06-05
    days on market $155,000 Active 60 DOM

ⓘ 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 A · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 4 d/yr ≥110°F today · 15 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: $33,936
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$2,278
• − Repairs & maintenance: −$2,715
• − Management: −$2,715
• − Depreciation: −$4,509
• Taxable income: $10,712
• Est. tax owed @ 24.0%: −$2,571
• After-tax cash flow: $9,882/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 · 12 photos

Poor 20/100 Extensive rehab Est. rehab $101,000–$181,800 screening

This multifamily property is in poor condition with overgrown vegetation and landscaping. Significant repairs and maintenance are needed to improve its condition and increase its resale or rental value.

Repairs flagged

• Major overgrown vegetation — Vegetation is dense and overgrown, obscuring the property's layout and condition
• Major landscaping — Landscaping is overgrown and unkempt

Value-add opportunities

• Both landscaping and overgrown vegetation removal — Removing overgrown vegetation and landscaping will improve the property's curb appeal and make it more attractive for potential buyers or renters ↑
• Both exterior painting — Painting the exterior will improve the property's appearance and make it more attractive for potential buyers or renters ↑
• Both roof inspection — Inspecting the roof will ensure it is in good condition and address any potential issues before they become major repairs ↑
• Both HVAC/mechanical inspection — Inspecting the HVAC and mechanical systems will ensure they are in good condition and address any potential issues before they become major repairs ↑

ⓘ Rehab cost is a screening estimate — Extensive 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 40/100

Zoned Schools

Elementary Brite El F TX #2,791/4,322 Nat'l #28,475/41,679 Middle Lucio Middle F TX #1,428/1,662 Nat'l #11,652/14,009 High Brownsville Early College H S B+ TX #95/1,632 Nat'l #1,878/17,239

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

• 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

Price history

+0.0% since first listed

4 events — show timeline

• 2026-05-11 Relisted — RGVMLS
• 2026-04-14 Relisted — RGVMLS
• 2026-03-05 Listed $155,000 RGVMLS
• 2026-02-03 Price Changed $155,000 RGVMLS