1157 Miami · Brownsville, TX 78521

$239,900

3 bd · 2.0 ba · 1,303 sqft · SingleFamily · 15 Days on market

Built 2026 Good condition 5,100 sqft lot

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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 +12.8/30.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Brand-new 3-bedroom, 2-bath home featuring an open-concept floor plan, modern finishes, and a spacious living area perfect for entertaining. Enjoy a beautifully designed kitchen, contemporary fixtures, and quality craftsmanship throughout. Conveniently located near SpaceX and LNG, this home offers easy access to major employment hubs while providing the comfort and style of modern living.

Key facts

• 5,100 sq ft lot
• Built 2026
• Listed 14 days

Property features AI

Exterior

• Security: Smoke detectors
• Home design: Single family residence; House; One story; New construction
• Construction: Stone and stucco construction; Slab foundation
• Exterior features: Composition roof; New construction; Smoke detectors

Interior

• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Skylights; Electric water heater

🏗️ New construction. The $239,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $230,631.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-21 ($-255/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (17.0% below list).
• Recommended offer: $199k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.0% in Brownsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 365 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $1,991/mo this rent would consume 54% 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 $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 15 days — a 2% lower offer ($236k) 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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,063 (17.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $230,631
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 Tamarindo St	0.67mi	3/2.0	1,400 (+7%)	8mo	$248,000	$177	50
660 Tamarindo Ln	0.67mi	4/2.0 (+1)	1,425 (+9%)	10mo	$250,000	$175	40

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: -11.5%
• Equity multiple: 0.56×
• Total profit: $-28,175
• Equity at exit: $34,388

10-year hold

• IRR: 3.8%
• Equity multiple: 1.34×
• Total profit: $21,727
• Equity at exit: $19,941

Cash invested: $64,577 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$1,209
• Tax est. 1.5%: −$288 /mo · $3,459/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-21

Break-even live

Break-even rent $2,018

Max offer price $227,557

Occupancy floor 96%

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: $57,658
• Closing costs: $6,919
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1340 Daytona Beach Ct Unit B Brownsville, TX	3.0	2.0	1480	$2,200	$1.49	44d	1	0.11mi
365 Mango Ln Brownsville, TX	3.0	2.0	1012	$1,400	$1.38	14d	1	0.90mi
250 Kiwi Brownsville, TX	3.0	2.0	1033	$1,400	$1.36	21d	1	1.18mi
35 Little Grove St Brownsville, TX	3.0	3.0	1800	$2,500	$1.39	44d	1	1.27mi
7771 Villa Pancho Dr Unit 1A Brownsville, TX	3.0	2.0	1400	$1,500	$1.07	44d	1	1.33mi

Listing history 12 events

1. 2026-06-17
   days on market $239,900 Active 15 DOM
2. 2026-06-16
   days on market $239,900 Active 14 DOM
3. 2026-06-15
   days on market $239,900 Active 13 DOM
4. 2026-06-14
   days on market $239,900 Active 11 DOM
5. 2026-06-13
   days on market $239,900 Active 10 DOM
6. 2026-06-10
   days on market $239,900 Active 8 DOM
7. 2026-06-09
   days on market $239,900 Active 7 DOM
8. 2026-06-08
   days on market $239,900 Active 6 DOM
9. 2026-06-07
   days on market $239,900 Active 5 DOM
10. 2026-06-05
    days on market $239,900 Active 2 DOM
11. 2026-06-03
    remarks 391-char remark
12. 2026-06-03
    listed $239,900 Active 1 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $23,888
• − Mortgage interest: −$12,919
• − Property taxes: −$3,459
• − Insurance: −$1,153
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$6,709
• Taxable loss: −$4,175
• Est. tax savings @ 24.0%: +$1,002
• After-tax cash flow: $747/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

Good 80/100 None rehab

This brand-new home is in excellent condition with modern finishes and an open-concept floor plan. It offers a spacious living area and is conveniently located near major employment hubs. Potential buyers and tenants will appreciate the home's curb appeal and quality craftsmanship.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants.
• Both Installing smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can enhance the functionality and appeal of the kitchen, making it more attractive to buyers/tenants.
• Both Upgrading the bathroom fixtures — Modern bathroom fixtures can enhance the functionality and appeal of the bathroom, making it more attractive to buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants. ↑
• Both Installing smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can enhance the functionality and appeal of the kitchen, making it more attractive to buyers/tenants. ↑
• Both Upgrading the bathroom fixtures — Modern bathroom fixtures can enhance the functionality and appeal of the bathroom, making it more attractive to 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

• 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

• 2026-06-02 Listed $239,900 RGVMLS