16 Bermuda Ln · Brownsville, TX 78526

$135,000

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 218 Days on market

Built 2004 4,221 sqft lot $97/sqft · 33% below area Est $229k · 41% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL : $145,000. Now reduced to $135,000 2004 double wide trailer. 3 bedroom, 2 bath, 2 walk-in closets. All the walls were textured and painted. New seawall approximately five years ago. AC approximately five years old. Open floor plan in kitchen, dining room and living room. Appliances stay. Club car, Golf Cart. (needs batteries. ). Taxes only $726 for homesteading. Land included HOA fees, $220 a month which includes cable, water, Internet, and trash. Conveniently located next-door to one of three pools. Large back deck on the Resaca. 316-519-2322

Key facts

• Large back deck
• Open floor plan
• New seawall

Tags

• NEW SEAWALL
• OPEN FLOOR PLAN
• LARGE BACK DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: 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 (+2.8%/yr); 414 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 + 2.8% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.34%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $228,602
• List price: $135,000
• Delta: -40.95%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3536 Westcreek Dr	0.20mi	3/2.0	1,544 (+11%)	7mo	$280,000	$181	66
18 Palm Ln	0.22mi	2/2.0 (-1)	1,537 (+10%)	21mo	$237,000	$154	50
3231 Calle Argentina	0.59mi	3/2.0	1,596 (+15%)	13mo	$269,999	$169	37

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $10,613
• Equity at exit: $20,129

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $50,098
• Equity at exit: $11,672

Cash invested: $37,800 (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 78526

• Home prices YoY: -12.1%
• Rents YoY: 2.8%
• Active inventory: 414
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$708
• Tax from tax record: −$181 /mo · $2,177/yr
• Insurance: −$56
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $516

Break-even live

Break-even rent $1,355

Max offer price $135,000

Occupancy floor 69%

Sensitivity live

Price	-10% $592	-5% $554	+0% $516	+5% $477	+10% $439
Rent	-10% $357	-5% $436	+0% $516	+5% $595	+10% $674
Rate	-1.0pp $584	-0.5pp $550	base $516	+0.5pp $481	+1.0pp $445

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3602 Westcreek Dr Brownsville, TX	3.0	2.5	1748	$2,300	$1.32	15d	1	0.33mi
1625 Res St Brownsville, TX	3.0	2.0	1504	$1,800	$1.20	45d	1	0.50mi
3552 Old Port Isabel Rd Unit A Brownsville, TX	2.0	2.0	1500	$1,600	$1.07	45d	1	0.50mi
3218 Villa Rosa Dr Unit B Brownsville, TX	3.0	2.0	1285	$1,800	$1.40	45d	1	0.57mi
3261 Alegre Dr Unit B Brownsville, TX	3.0	2.0	1285	$1,900	$1.48	45d	1	0.57mi
3278 Calle Argentina Brownsville, TX	4.0	2.0	1639	$1,950	$1.19	45d	1	0.58mi
3269 Alegre Dr Unit B Brownsville, TX	3.0	2.0	1285	$1,850	$1.44	22d	1	0.59mi
3109 Ascension Dr Brownsville, TX	3.0	2.0	1632	$1,800	$1.10	45d	1	0.85mi
3143 Aberdeen Dr Brownsville, TX	4.0	2.0	1500	$1,800	$1.20	45d	1	0.89mi
2888 Seville Blvd Brownsville, TX	3.0	2.0	1456	$1,650	$1.13	22d	1	0.92mi
2834 Boardwalk Brownsville, TX	3.0	2.0	1314	$1,800	$1.37	22d	1	0.96mi
2459 Salerno Dr Brownsville, TX	3.0	3.0	1797	$2,500	$1.39	22d	1	1.12mi
2700 Farm to Market Road 802 Brownsville, TX	1.0–3.0	1.0–2.0	990	$2,002	$2.02	15d	8	1.22mi
3247 Noble Dr Brownsville, TX	3.0	2.0	1800	$2,000	$1.11	22d	1	1.24mi
4021 Westland Dr Brownsville, TX	3.0	2.0	1586	$2,200	$1.39	15d	1	1.28mi
2107 Carlos Ave Unit A Brownsville, TX	3.0	2.0	1500	$1,500	$1.00	15d	1	1.35mi
2021 Westminster Cir Brownsville, TX	2.0	2.0	1109	$1,300	$1.17	45d	1	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 218 DOM
2. 2026-06-17
   days on market $135,000 Active 217 DOM
3. 2026-06-16
   days on market $135,000 Active 216 DOM
4. 2026-06-15
   days on market $135,000 Active 215 DOM
5. 2026-06-14
   days on market $135,000 Active 213 DOM
6. 2026-06-13
   days on market $135,000 Active 212 DOM
7. 2026-06-10
   days on market $135,000 Active 210 DOM
8. 2026-06-09
   days on market $135,000 Active 209 DOM
9. 2026-06-09
   days on market $135,000 Active 208 DOM
10. 2026-06-07
    days on market $135,000 Active 207 DOM
11. 2026-06-05
    days on market $135,000 Active 204 DOM
12. 2026-06-03
    days on market $135,000 Active 203 DOM
13. 2026-06-02
    days on market $135,000 Active 202 DOM
14. 2026-06-01
    days on market $135,000 Active 201 DOM
15. 2026-05-31
    days on market $135,000 Active 200 DOM
16. 2026-05-30
    days on market $135,000 Active 199 DOM
17. 2025-11-12
    listed $135,000 Active 584-char remark

    Show marketing remark (584 chars)

    PRICED TO SELL : $145,000. Now reduced to $135,000 2004 double wide trailer. 3 bedroom, 2 bath, 2 walk-in closets. All the walls were textured and painted. New seawall approximately five years ago. AC approximately five years old. Open floor plan in kitchen, dining room and living room. Appliances stay. Club car, Golf Cart. (needs batteries. ). Taxes only $726 for homesteading. Land included HOA fees, $220 a month which includes cable, water, Internet, and trash. Conveniently located next-door to one of three pools. Large back deck on the Resaca. 316-519-2322

18. 1998-06-23
    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: $2,177 · $181/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$294/yr (+$24/mo · 13.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 68% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $24,097
• − Mortgage interest: −$7,562
• − Property taxes: −$2,177
• − Insurance: −$2,178
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$3,927
• Taxable income: $4,398
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $5,131/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): 60,012
• Household income: $70,565
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1063.0

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 45% White 4% Asian 2%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 19% English-only · Spanish 79% Tagalog/Filipino 1%

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: ▼ -30.28%
• Current HPI: 220.5233
• Rent YoY: ▲ 2.77%
• 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

2 events — show timeline

• 2025-11-12 Listed $135,000 ForSaleByOwner.com
• 1998-06-23 Sold (Public Records) — Public Records

Property tax history

+10.1%/yr

Latest (2025): $2,177 · +0.2% YoY. Source: county tax records.