814 E Van Buren St Lot 14 blk 157 · Brownsville, TX 78520

$58,000

2 bd · 1.0 ba · 720 sqft · SingleFamily · 353 Days on market

Built 1998 Poor condition 1,800 sqft lot $81/sqft · 57% below area ↓ 22% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property has only Alley access. Lot is 30x60 and has a small home that needs work. Walking distance to downtown, Washington Park. With a little work this could be a nice little investment.

Key facts

• Alley access
• Washington park
• 1,800 sq ft lot

Tags

• ALLEY ACCESS
• WALKING DISTANCE TO DOWNTOWN
• WASHINGTON PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: 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 (+11.4%/yr); 346 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $401 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 353 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $16k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 353 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.82% ✓
• Cap rate: 15.25%
• Cash-on-cash: 31.99%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (median comp): $133,858
• List price: $58,000
• Delta: -56.67%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 32.5%
• Equity multiple: 2.46×
• Total profit: $23,769
• Equity at exit: $8,648

10-year hold

• IRR: 42.2%
• Equity multiple: 6.03×
• Total profit: $81,653
• Equity at exit: $5,015

Cash invested: $16,240 (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: 346
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,055 high
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $433

Break-even live

Break-even rent $507

Max offer price $58,000

Occupancy floor 54%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1234 E Jackson St Brownsville, TX	2.0	1.0	640	$800	$1.25	44d	1	0.30mi
634 E 6th St Apt 2 Brownsville, TX	2.0	1.0	713	$1,000	$1.40	44d	1	0.35mi
424 E Levee St Unit 1 & 4 Brownsville, TX	1.0	1.0	600	$650	$1.08	14d	1	0.55mi
424 E Levee St Unit 7 Brownsville, TX	1.0	1.0	600	$650	$1.08	44d	1	0.55mi
1800 Palm Blvd Unit 203 Brownsville, TX	1.0	1.0	450	$850	$1.89	44d	1	0.60mi
1800 Palm Blvd Unit 101 Brownsville, TX	2.0	1.0	575	$1,050	$1.83	44d	1	0.60mi
351 E Saint Charles St Brownsville, TX	1.0	1.0	650	$650	$1.00	44d	1	0.60mi
1007 W Saint Charles St Brownsville, TX	2.0	1.0	500	$950	$1.90	21d	1	1.31mi

Listing history 31 events

1. 2026-06-18
   days on market $58,000 Active 353 DOM
2. 2026-06-17
   days on market $58,000 Active 352 DOM
3. 2026-06-16
   days on market $58,000 Active 351 DOM
4. 2026-06-15
   days on market $58,000 Active 350 DOM
5. 2026-06-14
   days on market $58,000 Active 348 DOM
6. 2026-06-13
   days on market $58,000 Active 347 DOM
7. 2026-06-10
   days on market $58,000 Active 345 DOM
8. 2026-06-09
   days on market $58,000 Active 344 DOM
9. 2026-06-09
   days on market $58,000 Active 343 DOM
10. 2026-06-07
    days on market $58,000 Active 342 DOM
11. 2026-06-05
    days on market $58,000 Active 339 DOM
12. 2026-06-03
    days on market $58,000 Active 338 DOM
13. 2026-06-02
    days on market $58,000 Active 337 DOM
14. 2026-06-01
    days on market $58,000 Active 336 DOM
15. 2026-05-31
    days on market $58,000 Active 335 DOM
16. 2026-05-30
    days on market $58,000 Active 334 DOM
17. 2026-05-04
    status Active 193-char remark

    Show marketing remark (193 chars)

    This property has only Alley access. Lot is 30x60 and has a small home that needs work. Walking distance to downtown, Washington Park. With a little work this could be a nice little investment.

18. 2026-03-01
    historical 193-char remark

    Show marketing remark (193 chars)

    This property has only Alley access. Lot is 30x60 and has a small home that needs work. Walking distance to downtown, Washington Park. With a little work this could be a nice little investment.

19. 2026-01-08
    status Active 193-char remark

    Show marketing remark (193 chars)

    This property has only Alley access. Lot is 30x60 and has a small home that needs work. Walking distance to downtown, Washington Park. With a little work this could be a nice little investment.

20. 2026-01-01
    historical 193-char remark

    Show marketing remark (193 chars)

    This property has only Alley access. Lot is 30x60 and has a small home that needs work. Walking distance to downtown, Washington Park. With a little work this could be a nice little investment.

21. 2025-12-01
    status Active 193-char remark

    Show marketing remark (193 chars)

    This property has only Alley access. Lot is 30x60 and has a small home that needs work. Walking distance to downtown, Washington Park. With a little work this could be a nice little investment.

22. 2025-12-01
    historical 193-char remark

    Show marketing remark (193 chars)

    This property has only Alley access. Lot is 30x60 and has a small home that needs work. Walking distance to downtown, Washington Park. With a little work this could be a nice little investment.

23. 2025-10-23
    status Active 193-char remark

    Show marketing remark (193 chars)

    This property has only Alley access. Lot is 30x60 and has a small home that needs work. Walking distance to downtown, Washington Park. With a little work this could be a nice little investment.

24. 2025-10-21
    historical 193-char remark

    Show marketing remark (193 chars)

    This property has only Alley access. Lot is 30x60 and has a small home that needs work. Walking distance to downtown, Washington Park. With a little work this could be a nice little investment.

25. 2025-09-24
    price $58,000 193-char remark

    Show marketing remark (193 chars)

    This property has only Alley access. Lot is 30x60 and has a small home that needs work. Walking distance to downtown, Washington Park. With a little work this could be a nice little investment.

26. 2025-08-20
    status Active 193-char remark

    Show marketing remark (193 chars)

    This property has only Alley access. Lot is 30x60 and has a small home that needs work. Walking distance to downtown, Washington Park. With a little work this could be a nice little investment.

27. 2025-08-19
    historical 193-char remark

    Show marketing remark (193 chars)

    This property has only Alley access. Lot is 30x60 and has a small home that needs work. Walking distance to downtown, Washington Park. With a little work this could be a nice little investment.

28. 2025-08-08
    price $59,000 193-char remark

    Show marketing remark (193 chars)

    This property has only Alley access. Lot is 30x60 and has a small home that needs work. Walking distance to downtown, Washington Park. With a little work this could be a nice little investment.

29. 2025-06-09
    price $65,000 193-char remark

    Show marketing remark (193 chars)

    This property has only Alley access. Lot is 30x60 and has a small home that needs work. Walking distance to downtown, Washington Park. With a little work this could be a nice little investment.

30. 2025-05-19
    price $69,000 193-char remark

    Show marketing remark (193 chars)

    This property has only Alley access. Lot is 30x60 and has a small home that needs work. Walking distance to downtown, Washington Park. With a little work this could be a nice little investment.

31. 2025-04-16
    listed $74,000 Active 193-char remark

    Show marketing remark (193 chars)

    This property has only Alley access. Lot is 30x60 and has a small home that needs work. Walking distance to downtown, Washington Park. With a little work this could be a nice little investment.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 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: $12,665
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$290
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$1,687
• Taxable income: $4,542
• Est. tax owed @ 24.0%: −$1,090
• After-tax cash flow: $4,105/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to become move-in ready. Significant investment is needed to address structural, electrical, and plumbing issues, as well as exterior and interior aesthetics.

Repairs flagged

• Major Exposed wiring in kitchen — Safety hazard
• Major Exposed plumbing in bath — Leak risk
• Major Missing shingles on roof — Weather damage
• Major Peeling paint on exterior — Aesthetic issue
• Major Damaged wood flooring — Structural issue
• Major Exposed drywall in interior walls — Structural issue
• Major Exposed ductwork in HVAC — Efficiency issue

Value-add opportunities

• Both New roof — Protects from weather and increases curb appeal
• Both Interior painting — Improves aesthetics and value
• Both New flooring — Enhances comfort and value
• Both New HVAC system — Improves comfort and energy efficiency
• Both Landscaping and curb appeal improvements — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed wiring in kitchen · Safety hazard	Major	$15,000–50,000
Exposed plumbing in bath · Leak risk	Major	$15,000–50,000
Missing shingles on roof · Weather damage	Major	$15,000–50,000
Peeling paint on exterior · Aesthetic issue	Major	$15,000–50,000
Damaged wood flooring · Structural issue	Major	$15,000–50,000
Exposed drywall in interior walls · Structural issue	Major	$15,000–50,000
Exposed ductwork in HVAC · Efficiency issue	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both New roof — Protects from weather and increases curb appeal ↑
• Both Interior painting — Improves aesthetics and value ↑
• Both New flooring — Enhances comfort and value ↑
• Both New HVAC system — Improves comfort and energy efficiency ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and value ↑

ⓘ 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

• 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

-21.6% since first listed

15 events — show timeline

• 2026-05-04 Relisted — RGVMLS
• 2026-03-01 Delisted — RGVMLS
• 2026-01-08 Relisted — RGVMLS
• 2026-01-01 Delisted — RGVMLS
• 2025-12-01 Relisted — RGVMLS
• 2025-12-01 Delisted — RGVMLS
• 2025-10-23 Relisted — RGVMLS
• 2025-10-21 Delisted — RGVMLS
• 2025-09-24 Price Changed $58,000 RGVMLS
• 2025-08-20 Relisted — RGVMLS
• 2025-08-19 Delisted — RGVMLS
• 2025-08-08 Price Changed $59,000 RGVMLS
• 2025-06-09 Price Changed $65,000 RGVMLS
• 2025-05-19 Price Changed $69,000 RGVMLS
• 2025-04-16 Listed $74,000 RGVMLS