2100 San Marcelo Blvd #256 · Brownsville, TX 78520

$225,000

3 bd · 2.5 ba · 1,600 sqft · SingleFamily · 74 Days on market

Built 1976 Good condition $141/sqft · at area comps Est $223k · at est.

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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 +14.2/30.0
• ARV discount +7.0/15.0
• Rent growth +5.0/5.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bedroom 2.5 bath condo with approximately 1531 sq. feet and has ceramic tile flooring throughout, spacious kitchen with all of the appliances. The master bedroom is very spacious with 2 closets also that has a patio door going out to the patio. The other 2 bedrooms that are upstairs are very large with walk in closets and a jack and Jill bathroom, one of the bedrooms has a sliding door leading to a private patio that you can enjoy your cup of coffee or just relax! Comes unfurnished Unit is being rented out at 1450 a month REALLY GOOD TENANTS

Key facts

• 2 garage spots
• Built 1976
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $37 ($441/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (10.5% below list).
• Recommended offer: $201k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Paredes El (math 37% / reading 44%, grade F, #1,490 of 4,322 statewide, top 35%, 778 students, 86% FRL); Vela Middle (math 19% / reading 37%, grade F, #1,143 of 1,662 statewide, top 69%, 638 students, 82% FRL); Hanna Early College H S (math 24% / reading 49%, grade F, #924 of 1,632 statewide, top 57%, 2,246 students, 88% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents rising fast (+11.4%/yr); 348 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $2,015/mo this rent would consume 48% of the median local household income ($50k/yr) (locally 1800% 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 $7k 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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($212k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,475 (10.5% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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?
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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $222,766
• List price: $225,000
• Delta: 1.00%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Quemado De Guines St	0.36mi	3/2.0	1,360 (-15%)	11mo	$267,000	$196	47

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: -9.7%
• Equity multiple: 0.63×
• Total profit: $-23,443
• Equity at exit: $33,548

10-year hold

• IRR: 5.5%
• Equity multiple: 1.49×
• Total profit: $31,183
• Equity at exit: $19,454

Cash invested: $63,000 (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 78520

• Home prices YoY: -19.8%
• Rents YoY: 11.4%
• Active inventory: 348
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $37

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 93%

Sensitivity live

Price	-10% $192	-5% $114	+0% $37	+5% $-41	+10% $-119
Rent	-10% $-122	-5% $-43	+0% $37	+5% $116	+10% $196
Rate	-1.0pp $150	-0.5pp $94	base $37	+0.5pp $-22	+1.0pp $-81

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 W San Marcelo Blvd Brownsville, TX	2.0–3.0	2.0–2.5	1069	$1,500	$1.40	45d	2	0.08mi
15 Valles Ct Brownsville, TX	3.0	2.0	1715	$2,350	$1.37	15d	1	0.14mi
35 La Paz Ct Brownsville, TX	3.0	2.5	1660	$1,900	$1.14	15d	1	0.23mi
2034 Toluca Dr Brownsville, TX	3.0	2.0	1669	$2,000	$1.20	23d	1	0.24mi
501 Geraldine Ln Brownsville, TX	4.0	2.0	1615	$1,900	$1.18	23d	1	0.40mi
124 Barcelona Ave Brownsville, TX	3.0	2.0	1708	$2,900	$1.70	23d	1	0.65mi
424 Gilson Rd Brownsville, TX	3.0	2.0	1399	$1,500	$1.07	45d	1	0.68mi
1683 Artemisa Ave Brownsville, TX	3.0	2.0	1717	$1,950	$1.14	23d	1	0.73mi
1653 W San Marcelo Blvd Brownsville, TX	3.0	2.0	1212	$1,700	$1.40	23d	1	0.74mi
184 Stars Ave Unit 7 Brownsville, TX	3.0	2.0	1450	$1,900	$1.31	23d	1	0.82mi
375 Media Luna Rd Brownsville, TX	1.0–3.0	1.0–2.0	940	$1,404	$1.49	15d	2	0.91mi
2950 McAllen Rd #6 Brownsville, TX	3.0	3.5	1900	$2,600	$1.37	23d	1	0.91mi
3247 Noble Dr Brownsville, TX	3.0	2.0	1800	$2,000	$1.11	23d	1	0.97mi
715 Continental Dr #3 Brownsville, TX	3.0	2.5	1664	$2,000	$1.20	15d	1	1.00mi
714 Continental Dr #3 Brownsville, TX	3.0	2.5	1482	$2,400	$1.62	45d	1	1.03mi
322 McFadden Dr Unit 14 Brownsville, TX	3.0	3.0	1850	$2,200	$1.19	45d	1	1.08mi
1815 Sancho Panza St Brownsville, TX	4.0	3.0	1784	$2,350	$1.32	45d	1	1.12mi
2998 San Miguel Cir Brownsville, TX	3.0	2.5	2044	$2,300	$1.13	23d	1	1.12mi
17 Waterfront Dr Brownsville, TX	3.0	3.0	2130	$1,900	$0.89	45d	1	1.12mi
3016 San Miguel Cir Brownsville, TX	3.0	2.5	2044	$2,200	$1.08	45d	1	1.12mi
142 Country Club Rd Brownsville, TX	3.0	2.5	1460	$1,800	$1.23	45d	1	1.16mi
1044 Alta Mesa Blvd Brownsville, TX	3.0	2.0	1276	$1,700	$1.33	15d	1	1.18mi
944 Alta Mesa Blvd Brownsville, TX	3.0	2.0	1582	$1,900	$1.20	23d	1	1.19mi
4883 Camino Verde Dr Brownsville, TX	3.0	2.0	1302	$1,800	$1.38	23d	1	1.19mi
2428 San Marino Dr Brownsville, TX	3.0	3.5	1915	$2,800	$1.46	45d	1	1.20mi
150 Country Club Rd Unit 2A Brownsville, TX	3.0	2.5	1971	$1,850	$0.94	45d	1	1.21mi
2459 Salerno Dr Brownsville, TX	3.0	3.0	1797	$2,500	$1.39	23d	1	1.22mi
2066 Saketa Ln Brownsville, TX	3.0	2.0	1184	$1,700	$1.44	15d	1	1.26mi
4874 Espada Grande Ave Brownsville, TX	4.0	2.5	2215	$3,300	$1.49	23d	1	1.29mi
2901 Central Blvd Unit 202 Brownsville, TX	2.0	2.0	1176	$1,400	$1.19	23d	1	1.31mi
2019 Diamond Dr Unit B Brownsville, TX	3.0	2.5	1565	$1,950	$1.25	23d	1	1.32mi
1124 Sierra Grande Dr Brownsville, TX	3.0	2.0	1308	$1,599	$1.22	23d	1	1.33mi
2011 Diamond Dr Unit A Brownsville, TX	2.0	2.5	1465	$2,900	$1.98	23d	1	1.33mi
2018 Diamond Dr Unit A Brownsville, TX	2.0	2.5	1465	$1,750	$1.19	45d	1	1.34mi
95 Poinciana Dr Brownsville, TX	1.0–3.0	1.5–2.0	1130	$2,500	$2.21	45d	2	1.35mi
95 Poinciana Dr Brownsville, TX	2.0–3.0	2.0	1218	$2,600	$2.13	15d	2	1.35mi
1315 Pinion Dr Brownsville, TX	3.0	2.0	1600	$1,950	$1.22	45d	1	1.37mi
10 Country Club Rd Unit A Brownsville, TX	2.0	2.0	1200	$1,450	$1.21	45d	1	1.38mi
11 Country Club Rd Brownsville, TX	2.0	2.0	1200	$1,600	$1.33	23d	1	1.39mi
2822 Regency Brownsville, TX	3.0	2.0	1966	$2,100	$1.07	15d	1	1.41mi

Listing history 18 events

1. 2026-06-22
   days on market $225,000 Active 74 DOM
2. 2026-06-18
   days on market $225,000 Active 71 DOM
3. 2026-06-17
   days on market $225,000 Active 70 DOM
4. 2026-06-16
   days on market $225,000 Active 69 DOM
5. 2026-06-15
   days on market $225,000 Active 68 DOM
6. 2026-06-14
   days on market $225,000 Active 66 DOM
7. 2026-06-13
   days on market $225,000 Active 65 DOM
8. 2026-06-10
   days on market $225,000 Active 63 DOM
9. 2026-06-09
   days on market $225,000 Active 62 DOM
10. 2026-06-08
    days on market $225,000 Active 61 DOM
11. 2026-06-07
    days on market $225,000 Active 60 DOM
12. 2026-06-05
    days on market $225,000 Active 57 DOM
13. 2026-06-03
    days on market $225,000 Active 56 DOM
14. 2026-06-02
    days on market $225,000 Active 55 DOM
15. 2026-06-01
    days on market $225,000 Active 54 DOM
16. 2026-05-31
    days on market $225,000 Active 53 DOM
17. 2026-05-30
    days on market $225,000 Active 52 DOM
18. 2026-04-08
    listed $225,000 Active 558-char remark

    Show marketing remark (558 chars)

    Spacious 3 bedroom 2.5 bath condo with approximately 1531 sq. feet and has ceramic tile flooring throughout, spacious kitchen with all of the appliances. The master bedroom is very spacious with 2 closets also that has a patio door going out to the patio. The other 2 bedrooms that are upstairs are very large with walk in closets and a jack and Jill bathroom, one of the bedrooms has a sliding door leading to a private patio that you can enjoy your cup of coffee or just relax! Comes unfurnished Unit is being rented out at 1450 a month REALLY GOOD TENANTS

ⓘ 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) · 68% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $24,177
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$6,545
• Taxable loss: −$3,340
• Est. tax savings @ 24.0%: +$802
• After-tax cash flow: $1,242/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 · 6 photos

Good 75/100 Cosmetic rehab

This well-maintained, move-in-ready 3-bedroom condo is in good condition with minimal repairs needed. Painting and landscaping improvements would further enhance its value.

Value-add opportunities

• Both Painting — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping improves curb appeal and adds value
• Rental Appliance maintenance — Modern appliances are a selling point for tenants

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and adds value ↑
• Rental Appliance maintenance — Modern appliances are a selling point for 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): 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

1 event — show timeline

• 2026-04-08 Listed $225,000 RGVMLS