4729 Morningside Rd · Brownsville, TX 78521

$240,000

3 bd · None ba · 2,751 sqft · SingleFamily public records · 475 Days on market

Built 1984 5,000 sqft lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious duplex with 1st and 2nd floor units with 3 bedrooms and 1 bathroom each. Separate electric meters. Landlord pays water, sewer and gas (water heater).

Key facts

• 5,000 sq ft lot
• Built 1984
• Listed 475 days

Property features AI

Exterior

• Parking: Attached parking
• Home design: Multi-family residential income property; 2 stories; Zoned R1
• Construction: Block construction
• Exterior features: Composition roof

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan cooling
• Interior features: Ceiling fans; Tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (25.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (23.9% below list).
• Recommended offer: $178k (25.8% below list) — sets the bar for cash-flow.

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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $1,826/mo this rent would consume 49% 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 475 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,107 (25.8% 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. It's been on market 475 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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: 0.76% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.26%
• DSCR: 0.72
• GRM: 11.0

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: -21.1%
• Equity multiple: 0.23×
• Total profit: $-51,444
• Equity at exit: $35,785

10-year hold

• IRR: -5.4%
• Equity multiple: 0.57×
• Total profit: $-29,160
• Equity at exit: $20,751

Cash invested: $67,200 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,826 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$434 /mo · $5,213/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-350

Break-even live

Break-even rent $2,270

Max offer price $178,107

Occupancy floor —

Sensitivity live

Price	-10% $-215	-5% $-282	+0% $-350	+5% $-418	+10% $-486
Rent	-10% $-495	-5% $-422	+0% $-350	+5% $-278	+10% $-206
Rate	-1.0pp $-229	-0.5pp $-289	base $-350	+0.5pp $-413	+1.0pp $-476

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
798 Billy Mitchell Blvd Brownsville, TX	3.0	3.0	2063	$3,000	$1.45	44d	1	0.97mi

Listing history 19 events

1. 2026-05-30
   statusdays on marketlisting id $240,000 Pending 475 DOM
2. 2026-05-06
   status Pending 158-char remark

   Show marketing remark (158 chars)

   Spacious duplex with 1st and 2nd floor units with 3 bedrooms and 1 bathroom each. Separate electric meters. Landlord pays water, sewer and gas (water heater).

3. 2026-03-19
   status Active 158-char remark

   Show marketing remark (158 chars)

   Spacious duplex with 1st and 2nd floor units with 3 bedrooms and 1 bathroom each. Separate electric meters. Landlord pays water, sewer and gas (water heater).

4. 2026-03-19
   status Pending 158-char remark

   Show marketing remark (158 chars)

   Spacious duplex with 1st and 2nd floor units with 3 bedrooms and 1 bathroom each. Separate electric meters. Landlord pays water, sewer and gas (water heater).

5. 2026-03-18
   historical Active Under Contract
6. 2026-02-06
   listed $240,000 Active
7. 2026-01-02
   status Active 158-char remark

   Show marketing remark (158 chars)

   Spacious duplex with 1st and 2nd floor units with 3 bedrooms and 1 bathroom each. Separate electric meters. Landlord pays water, sewer and gas (water heater).

8. 2026-01-01
   historical 158-char remark

   Show marketing remark (158 chars)

   Spacious duplex with 1st and 2nd floor units with 3 bedrooms and 1 bathroom each. Separate electric meters. Landlord pays water, sewer and gas (water heater).

9. 2025-12-03
   price $240,000 158-char remark

   Show marketing remark (158 chars)

   Spacious duplex with 1st and 2nd floor units with 3 bedrooms and 1 bathroom each. Separate electric meters. Landlord pays water, sewer and gas (water heater).

10. 2025-07-30
    price $250,000 158-char remark

    Show marketing remark (158 chars)

    Spacious duplex with 1st and 2nd floor units with 3 bedrooms and 1 bathroom each. Separate electric meters. Landlord pays water, sewer and gas (water heater).

11. 2025-06-10
    status Active 158-char remark

    Show marketing remark (158 chars)

    Spacious duplex with 1st and 2nd floor units with 3 bedrooms and 1 bathroom each. Separate electric meters. Landlord pays water, sewer and gas (water heater).

12. 2025-06-10
    price $257,500 158-char remark

    Show marketing remark (158 chars)

    Spacious duplex with 1st and 2nd floor units with 3 bedrooms and 1 bathroom each. Separate electric meters. Landlord pays water, sewer and gas (water heater).

13. 2025-03-18
    historical 158-char remark

    Show marketing remark (158 chars)

    Spacious duplex with 1st and 2nd floor units with 3 bedrooms and 1 bathroom each. Separate electric meters. Landlord pays water, sewer and gas (water heater).

14. 2025-02-13
    price $240,000 158-char remark

    Show marketing remark (158 chars)

    Spacious duplex with 1st and 2nd floor units with 3 bedrooms and 1 bathroom each. Separate electric meters. Landlord pays water, sewer and gas (water heater).

15. 2024-12-01
    price $225,000 158-char remark

    Show marketing remark (158 chars)

    Spacious duplex with 1st and 2nd floor units with 3 bedrooms and 1 bathroom each. Separate electric meters. Landlord pays water, sewer and gas (water heater).

16. 2024-10-30
    price $250,000 158-char remark

    Show marketing remark (158 chars)

    Spacious duplex with 1st and 2nd floor units with 3 bedrooms and 1 bathroom each. Separate electric meters. Landlord pays water, sewer and gas (water heater).

17. 2024-08-07
    listed $275,000 Active 158-char remark

    Show marketing remark (158 chars)

    Spacious duplex with 1st and 2nd floor units with 3 bedrooms and 1 bathroom each. Separate electric meters. Landlord pays water, sewer and gas (water heater).

18. 2020-06-25
    listed $150,000
19. 1984-12-13
    soldstatus

ⓘ 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: $5,213 · $434/mo
• Projected year-2 tax: $5,213 · $434/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 7 d/yr ≥111°F today · 26 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: $21,913
• − Mortgage interest: −$13,444
• − Property taxes: −$5,213
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$6,982
• Taxable loss: −$8,431
• Est. tax savings @ 24.0%: +$2,023
• After-tax cash flow: $-2,181/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

+60.0% since first listed

18 events — show timeline

• 2026-05-06 Pending — RGVMLS
• 2026-03-19 Relisted — RGVMLS
• 2026-03-19 Pending — RGVMLS
• 2026-03-18 Contingent — SPIBOR
• 2026-02-06 Listed $240,000 SPIBOR
• 2026-01-02 Relisted — RGVMLS
• 2026-01-01 Delisted — RGVMLS
• 2025-12-03 Price Changed $240,000 RGVMLS
• 2025-07-30 Price Changed $250,000 RGVMLS
• 2025-06-10 Relisted — RGVMLS
• 2025-06-10 Price Changed $257,500 RGVMLS
• 2025-03-18 Delisted — RGVMLS
• 2025-02-13 Price Changed $240,000 RGVMLS
• 2024-12-01 Price Changed $225,000 RGVMLS
• 2024-10-30 Price Changed $250,000 RGVMLS
• 2024-08-07 Listed $275,000 RGVMLS
• 2020-06-25 Listed $150,000 RGVMLS
• 1984-12-13 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $5,213 · -8.9% YoY. Source: county tax records.