Duranta Plan · Brownsville, TX 78520

$273,990

3 bd · 2.0 ba · 1,690 sqft · SingleFamily · 203 Days on market

Good condition

---

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 +9.1/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Balance comfort and sophistication with the Duranta, a masterfully designed single-story floor plan that combines modern elegance with functional living spaces. Step into the space through the welcoming front porch where an expansive open-concept layout awaits. The kitchen, dining area, and great room flow seamlessly together, creating a bright and inviting space perfect for gathering with loved ones. The kitchen features sleek countertops, a spacious island for meal prep and casual dining, and a walk-in corner pantry that ensures you'll never run out of storage. Adjacent to the kitchen, the dining area is perfectly positioned for both intimate meals and entertaining, while the great room offers abundant natural light and a warm, welcoming atmosphere. The master bedroom, privately located at the rear of the home, is a true retreat, featuring a spa-inspired ensuite with dual vanities, a walk-in shower, and a generously sized walk-in closet. Two secondary bedrooms are located at the front of the home, offering privacy and convenience, with a shared full bathroom nearby. Additional highlights of the Duranta include a centrally located laundry room and a two-car garage with ample storage space. Highlights of this home Covered front porch and wide entry hall lead into an elegant central foyer Luxurious master suite is secluded off a private hallway, creating a true owner's retreat Upgrades include a gourmet kitchen, classic ceiling beam or towering 3-panel. ..

Key facts

• Covered front porch
• Gourmet kitchen
• Spa inspired ensuite

Tags

• COVERED FRONT PORCH
• GOURMET KITCHEN
• WALK IN CORNER PANTRY
• SPA INSPIRED ENSUITE
• CENTRALLY LOCATED LAUNDRY ROOM

🏗️ New construction. The $273,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $280,690.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $274k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (20.4% below list).
• Recommended offer: $218k (20.4% below list) — sets the bar for 1% rule.

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: Villa Nueva El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 361 students, 94% FRL); Stillman Middle (math 26% / reading 43%, grade F, #858 of 1,662 statewide, top 54%, 1,095 students, 68% FRL); Veterans Memorial Early College H S (math 33% / reading 69%, grade D+, #482 of 1,632 statewide, top 30%, 2,172 students, 65% FRL).
• Market conditions: Rents rising fast (+11.4%/yr); 563 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 139d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• At $2,182/mo this rent would consume 52% of the median local household income ($50k/yr) — 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 $8k 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 203 days — a 12% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,200 (20.4% 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 203 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.78% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $280,690
• List price: $273,990
• Delta: -2.39%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4567 River Oak Cir	0.36mi	3/2.5	1,706 (+1%)	16mo	$297,000	$174	66
4900 San Fernando Cir	0.35mi	3/2.0	1,802 (+7%)	33mo	$289,000	$160	52
5004 Nueces River Cir	0.33mi	3/2.5	1,852 (+10%)	28mo	$289,000	$156	46
4660 River Oak Cir	0.38mi	3/2.5	2,053 (+22%)	27mo	$297,000	$145	35
2 Shenandoah River Dr	0.44mi	3/2.0	1,311 (-22%)	35mo	$225,000	$172	34

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: -16.4%
• Equity multiple: 0.39×
• Total profit: $-47,677
• Equity at exit: $41,852

10-year hold

• IRR: -1.0%
• Equity multiple: 0.92×
• Total profit: $-6,613
• Equity at exit: $24,269

Cash invested: $78,593 (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 →

Active competition Active MLS

• For sale now: 36 active · 5 under contract
• Median asking: $306,945 ($176/sqft)
• Median days on market: 88 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: -5.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78520

• Home prices YoY: -19.8%
• Rents YoY: 11.4%
• Active inventory: 563
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,182 medium
• Mortgage (P&I): −$1,472
• Tax est. 1.5%: −$351 /mo · $4,210/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-216

Break-even live

Break-even rent $2,455

Max offer price $249,434

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-119	+0% $-216	+5% $-313	+10% $-410
Rent	-10% $-388	-5% $-302	+0% $-216	+5% $-130	+10% $-44
Rate	-1.0pp $-75	-0.5pp $-145	base $-216	+0.5pp $-289	+1.0pp $-363

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: $70,172
• Closing costs: $8,421
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4704 River Oak Cir Brownsville, TX	3.0	2.5	1785	$2,300	$1.29	139d	1	0.29mi
5105 River Dr #5105 , TX	3.0	2.5	1755	$2,300	$1.31	139d	1	0.35mi
4671 River Oak Cir Brownsville, TX	3.0	2.5	1790	$2,300	$1.28	109d	1	0.37mi
33 Shenandoah River Dr Brownsville, TX	2.0	2.0	1579	$2,000	$1.27	0d	1	0.49mi

Listing history 50 events

1. 2026-09-23
   days on market $273,990 Active 203 DOM
2. 2026-09-22
   days on market $273,990 Active 202 DOM
3. 2026-09-21
   days on market $273,990 Active 201 DOM
4. 2026-09-20
   days on market $273,990 Active 200 DOM
5. 2026-09-19
   days on market $273,990 Active 199 DOM
6. 2026-09-18
   days on market $273,990 Active 198 DOM
7. 2026-09-17
   days on market $273,990 Active 197 DOM
8. 2026-09-16
   days on market $273,990 Active 196 DOM
9. 2026-09-15
   days on market $273,990 Active 195 DOM
10. 2026-09-14
    days on market $273,990 Active 194 DOM
11. 2026-09-13
    days on market $273,990 Active 193 DOM
12. 2026-09-12
    days on market $273,990 Active 192 DOM
13. 2026-09-11
    days on market $273,990 Active 191 DOM
14. 2026-09-05
    days on market $273,990 Active 185 DOM
15. 2026-09-04
    days on market $273,990 Active 184 DOM
16. 2026-09-03
    days on market $273,990 Active 183 DOM
17. 2026-08-31
    days on market $273,990 Active 180 DOM
18. 2026-08-30
    days on market $273,990 Active 179 DOM
19. 2026-08-29
    days on market $273,990 Active 178 DOM
20. 2026-08-28
    days on market $273,990 Active 177 DOM
21. 2026-08-27
    days on market $273,990 Active 176 DOM
22. 2026-08-26
    days on market $273,990 Active 175 DOM
23. 2026-08-25
    days on market $273,990 Active 174 DOM
24. 2026-08-24
    days on market $273,990 Active 173 DOM
25. 2026-08-23
    days on market $273,990 Active 172 DOM
26. 2026-08-22
    days on market $273,990 Active 171 DOM
27. 2026-08-21
    days on market $273,990 Active 170 DOM
28. 2026-08-20
    days on market $273,990 Active 169 DOM
29. 2026-08-19
    days on market $273,990 Active 168 DOM
30. 2026-08-18
    days on market $273,990 Active 167 DOM
31. 2026-08-17
    days on market $273,990 Active 166 DOM
32. 2026-08-16
    days on market $273,990 Active 165 DOM
33. 2026-08-15
    days on market $273,990 Active 164 DOM
34. 2026-08-15
    days on market $273,990 Active 163 DOM
35. 2026-08-13
    days on market $273,990 Active 162 DOM
36. 2026-08-12
    days on market $273,990 Active 161 DOM
37. 2026-08-11
    days on market $273,990 Active 160 DOM
38. 2026-08-10
    days on market $273,990 Active 159 DOM
39. 2026-08-09
    days on market $273,990 Active 158 DOM
40. 2026-08-08
    days on market $273,990 Active 157 DOM
41. 2026-08-07
    days on market $273,990 Active 156 DOM
42. 2026-08-06
    days on market $273,990 Active 155 DOM
43. 2026-08-05
    days on market $273,990 Active 154 DOM
44. 2026-08-04
    days on market $273,990 Active 153 DOM
45. 2026-08-03
    days on market $273,990 Active 152 DOM
46. 2026-07-31
    days on market $273,990 Active 149 DOM
47. 2026-07-29
    days on market $273,990 Active 147 DOM
48. 2026-07-27
    days on market $273,990 Active 145 DOM
49. 2026-07-25
    days on market $273,990 Active 143 DOM
50. 2026-07-24
    days on market $273,990 Active 142 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,184
• − Mortgage interest: −$15,723
• − Property taxes: −$4,210
• − Insurance: −$1,403
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − Depreciation: −$8,166
• Taxable loss: −$7,508
• Est. tax savings @ 24.0%: +$1,802
• After-tax cash flow: $-790/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 single-story home is in excellent condition with a modern and functional design. It is move-in ready and has the potential for further value increases through minor updates and improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Upgrading to high-end appliances can enhance the kitchen's functionality and appeal to potential buyers/tenants. ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Villa Nueva El F TX #3,333/4,322 Nat'l #32,000/41,679 Middle Stillman Middle F TX #858/1,662 Nat'l #7,581/14,009 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): 64,740
• Household income: $50,116
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 12% of renters

---

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

• 2026-03-04 Listed $270,990 Zillow