133 Garden St · Brownsville, TX 78520

$110,000

3 bd · 1.0 ba · 1,142 sqft · SingleFamily public records · 121 Days on market

Built 1967 9,715 sqft lot $96/sqft · 16% below area Est $131k · 16% 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 +25.9/30.0
• ARV discount +14.8/15.0
• 1% rule +8.7/10.0
• DSCR +8.7/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this investment opportunity conveniently located just off Military Highway, near schools, dining, and everyday conveniences. Sitting on approximately 0.22 acres, this generously sized lot offers excellent potential for both investors and builders. The property includes three residential homes, with one currently livable and tenant-occupied, providing immediate rental income. Whether you're looking to expand your portfolio, generate passive income, or build, this property offers flexibility and strong upside.

Key facts

• Generously sized lot
• 9,715 sq ft lot
• Built 1967

Tags

• GENEROUSLY SIZED LOT
• THREE RESIDENTIAL HOMES
• IMMEDIATE RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Garden Park El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 398 students, 99% FRL); Stell Middle (math 12% / reading 26%, grade F, #1,466 of 1,662 statewide, top 89%, 781 students, 96% FRL); Pace Early College H S (math 32% / reading 33%, grade F, #1,029 of 1,632 statewide, top 64%, 1,788 students, 92% FRL).
• Market conditions: Rents rising fast (+11.4%/yr); 348 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 36% of the median local income ($50k/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 $761 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.37% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.58%
• DSCR: 1.47
• GRM: 6.1

CMA / ARV

• ARV (median comp): $131,248
• List price: $110,000
• Delta: -16.19%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Calle Princesa St	0.49mi	3/2.0	1,125 (-2%)	20mo	$125,000	$111	54

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: 5.9%
• Equity multiple: 1.25×
• Total profit: $7,546
• Equity at exit: $16,401

10-year hold

• IRR: 19.9%
• Equity multiple: 3.13×
• Total profit: $65,516
• Equity at exit: $9,511

Cash invested: $30,800 (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 78520

• Home prices YoY: -19.8%
• Rents YoY: 11.4%
• Active inventory: 348
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,504 high
• Mortgage (P&I): −$577
• Tax from tax record: −$294 /mo · $3,528/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $272

Break-even live

Break-even rent $1,160

Max offer price $110,000

Occupancy floor 77%

Sensitivity live

Price	-10% $334	-5% $303	+0% $272	+5% $241	+10% $209
Rent	-10% $153	-5% $212	+0% $272	+5% $331	+10% $391
Rate	-1.0pp $327	-0.5pp $300	base $272	+0.5pp $243	+1.0pp $214

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Garden St Brownsville, TX	2.0	1.0	868	$900	$1.04	45d	1	0.06mi
2100 Laredo Rd Brownsville, TX	1.0–2.0	1.0–2.0	976	$1,540	$1.58	15d	6	0.43mi
3055 El Paso Rd Unit H-1 Brownsville, TX	2.0	2.0	900	$1,050	$1.17	45d	1	0.59mi
15 Sunnyside Ln Brownsville, TX	4.0	2.0	1436	$2,000	$1.39	15d	1	0.85mi
34 W Hawthorne Ave Brownsville, TX	3.0	2.0	940	$1,400	$1.49	45d	1	0.87mi
1150 Quail Hollow Dr Brownsville, TX	3.0	2.5	1333	$1,950	$1.46	23d	1	0.88mi
42 Fairway Dr Brownsville, TX	2.0	2.0	1300	$2,500	$1.92	23d	1	0.92mi
234 Emerald Ln Lot 4 Brownsville, TX	3.0	2.0	1170	$1,850	$1.58	23d	1	0.93mi
234 Emerald Ln Lot 4 Brownsville, TX	4.0	2.0	1170	$1,850	$1.58	15d	1	0.93mi
11 Country Club Rd Brownsville, TX	2.0	2.0	1200	$1,600	$1.33	23d	1	1.07mi
10 Country Club Rd Unit A Brownsville, TX	2.0	2.0	1200	$1,450	$1.21	45d	1	1.08mi
401 Boca Chica Blvd Unit 505 Brownsville, TX	2.0	1.5	1152	$1,200	$1.04	45d	1	1.11mi
402 Champions Dr Brownsville, TX	2.0	1.5	814	$1,300	$1.60	23d	1	1.16mi
2394 El Arca Dr Brownsville, TX	3.0	1.0	968	$1,300	$1.34	15d	1	1.24mi
142 Country Club Rd Brownsville, TX	3.0	2.5	1460	$1,800	$1.23	45d	1	1.30mi
1904 Central Blvd Brownsville, TX	1.0–3.0	1.0–2.0	1046	$1,035	$0.99	45d	9	1.31mi
2901 Central Blvd Unit 202 Brownsville, TX	2.0	2.0	1176	$1,400	$1.19	23d	1	1.32mi
600 Lakeside Blvd Brownsville, TX	1.0–2.0	1.0–2.0	763	$950	$1.25	15d	2	1.35mi
2393 McAllen Rd Unit D1-7 Brownsville, TX	2.0	1.5	1040	$1,400	$1.35	23d	1	1.40mi
714 Continental Dr #3 Brownsville, TX	3.0	2.5	1482	$2,400	$1.62	45d	1	1.46mi

Listing history 18 events

1. 2026-06-22
   days on market $110,000 Active 121 DOM
2. 2026-06-18
   days on market $110,000 Active 118 DOM
3. 2026-06-17
   days on market $110,000 Active 117 DOM
4. 2026-06-16
   days on market $110,000 Active 116 DOM
5. 2026-06-15
   days on market $110,000 Active 115 DOM
6. 2026-06-14
   days on market $110,000 Active 113 DOM
7. 2026-06-13
   days on market $110,000 Active 112 DOM
8. 2026-06-10
   days on market $110,000 Active 110 DOM
9. 2026-06-09
   days on market $110,000 Active 109 DOM
10. 2026-06-08
    days on market $110,000 Active 108 DOM
11. 2026-06-07
    days on market $110,000 Active 107 DOM
12. 2026-06-05
    days on market $110,000 Active 104 DOM
13. 2026-06-03
    days on market $110,000 Active 103 DOM
14. 2026-06-02
    days on market $110,000 Active 102 DOM
15. 2026-06-01
    days on market $110,000 Active 101 DOM
16. 2026-05-31
    days on market $110,000 Active 100 DOM
17. 2026-05-30
    days on market $110,000 Active 99 DOM
18. 2026-02-20
    listed $120,000 Active 523-char remark

    Show marketing remark (523 chars)

    Check out this investment opportunity conveniently located just off Military Highway, near schools, dining, and everyday conveniences. Sitting on approximately 0.22 acres, this generously sized lot offers excellent potential for both investors and builders. The property includes three residential homes, with one currently livable and tenant-occupied, providing immediate rental income. Whether you're looking to expand your portfolio, generate passive income, or build, this property offers flexibility and strong upside.

ⓘ 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: $3,528 · $294/mo
• Projected year-2 tax: $3,528 · $294/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,051
• − Mortgage interest: −$6,162
• − Property taxes: −$3,528
• − Insurance: −$550
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$3,200
• Taxable income: $1,723
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $2,846/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): 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

• 2026-02-20 Listed $120,000 RGVMLS

Property tax history

+8.8%/yr

Latest (2025): $3,528 · +1.6% YoY. Source: county tax records.