3005 Old Alice Rd Unit 1000-N · Brownsville, TX 78521

$112,825

1 bd · 1.0 ba · 1,007 sqft · Condo · 624 Days on market

Built 1974 Fair condition $112/sqft · 35% above area Est $83k · 35% over

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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).

• Cash flow +11.5/30.0
• 1% rule +6.7/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

UPSTAIRS, 1-br with ensuite vanity + den area/over-sized living area; 1-bth. Well-kept grounds, access to swimming pool and BBQ area. Working fireplace is a great focal point in the living room. LOTS of storage areas and plenty of extra room to spread out. Good-sized bedroom with vanity sink and great closet space. Includes standard refrigerator, stove and dishwasher, and eat-in kitchen! Additional locked storage attached to the unit beside the entry door. Super close to the mall, restaurants, gyms, houses of worship, hospitals, etc. Water/trash/sewer is included with monthly HOA fee. 24-hr notice required; tenant occupied.

Key facts

• Working fireplace
• Plenty of storage
• Swimming pool access

Tags

• SWIMMING POOL ACCESS
• WORKING FIREPLACE
• PLENTY OF STORAGE
• GOOD-SIZED BEDROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $113k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-37 ($-443/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.

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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent runs 36% of the median local income ($45k/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 $780 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.

Negotiation context

• It's been on market 624 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: 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 $99,286 (12.0% 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 624 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 7.1

CMA / ARV

• ARV (median comp): $83,379
• List price: $112,825
• Delta: 35.32%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.0%
• Equity multiple: 0.57×
• Total profit: $-13,430
• Equity at exit: $16,823

10-year hold

• IRR: 5.9%
• Equity multiple: 1.57×
• Total profit: $17,958
• Equity at exit: $9,755

Cash invested: $31,591 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$592
• Tax est. 1.5%: −$141 /mo · $1,692/yr
• Insurance: −$47
• HOA est. from 1 same-building comp: −$303
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-37

Break-even live

Break-even rent $1,371

Max offer price $107,486

Occupancy floor 98%

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: $28,206
• Closing costs: $3,385
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3500 Old Alice Rd Unit 1100 H Brownsville, TX	2.0	1.0	1005	$1,500	$1.49	44d	1	0.04mi
375 Media Luna Rd Brownsville, TX	1.0–3.0	1.0–2.0	940	$999	$1.06	14d	2	0.21mi
401 Jose Marti Blvd Brownsville, TX	1.0	1.5	711	$1,200	$1.69	21d	1	0.38mi
441 Jose Marti Blvd Brownsville, TX	1.0	1.5	750	$2,000	$2.67	44d	1	0.46mi
745 Media Luna Rd Unit SANTANDER Brownsville, TX	1.0	1.5	800	$1,400	$1.75	44d	1	0.54mi
745 Media Luna Rd Unit SEVILLA Brownsville, TX	1.0	1.5	800	$1,400	$1.75	21d	1	0.54mi
95 Poinciana Dr Brownsville, TX	1.0–3.0	1.5–2.0	1130	$1,650	$1.46	44d	2	0.60mi
95 Poinciana Dr Brownsville, TX	2.0–3.0	2.0	1218	$1,500	$1.23	14d	2	0.60mi
801 Continental Dr #3 Brownsville, TX	1.0	1.0	986	$1,225	$1.24	21d	1	0.65mi
2100 W San Marcelo Blvd Brownsville, TX	2.0–3.0	2.0–2.5	1069	$1,450	$1.36	44d	2	0.68mi
2901 Central Blvd Unit 202 Brownsville, TX	2.0	2.0	1176	$1,400	$1.19	21d	1	0.74mi
2100 W San Marcelo Blvd Apt 185 Brownsville, TX	2.0	2.0	1024	$1,500	$1.46	21d	1	0.76mi
2425 Barnard Rd Brownsville, TX	1.0–2.0	1.0–2.0	886	$976	$1.10	14d	12	0.77mi
460 Gilson Rd Unit 2 Brownsville, TX	2.0	1.0	850	$875	$1.03	21d	1	0.77mi
2425 Barnard Rd Unit A-13 Brownsville, TX	2.0	2.0	1137	$1,250	$1.10	44d	1	0.78mi
625 Habana St Brownsville, TX	1.0	1.0	700	$900	$1.29	21d	1	0.82mi
402 Champions Dr Brownsville, TX	2.0	1.5	814	$1,300	$1.60	21d	1	0.92mi
10 Country Club Rd Unit A Brownsville, TX	2.0	2.0	1200	$1,450	$1.21	44d	1	1.00mi
11 Country Club Rd Brownsville, TX	2.0	2.0	1200	$1,600	$1.33	21d	1	1.01mi
2393 McAllen Rd Unit D1-7 Brownsville, TX	2.0	1.5	1040	$1,400	$1.35	21d	1	1.04mi
801 Tropical Dr Unit 3 Brownsville, TX	2.0	1.5	1000	$1,500	$1.50	44d	1	1.11mi
42 Fairway Dr Brownsville, TX	2.0	2.0	1300	$2,500	$1.92	21d	1	1.19mi
605 Paredes Line Rd Brownsville, TX	2.0	1.5	900	$875	$0.97	44d	1	1.34mi
1904 Central Blvd Brownsville, TX	1.0–3.0	1.0–2.0	1046	$740	$0.71	44d	9	1.34mi
2700 Farm to Market Road 802 Brownsville, TX	1.0–3.0	1.0–2.0	990	$1,314	$1.33	14d	8	1.35mi
3055 El Paso Rd Unit H-1 Brownsville, TX	2.0	2.0	900	$1,050	$1.17	44d	1	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewertrashlandscapingpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-30
   status $112,825 Pending 624 DOM
2. 2024-09-12
   listed $112,825 Active 631-char remark

   Show marketing remark (631 chars)

   UPSTAIRS, 1-br with ensuite vanity + den area/over-sized living area; 1-bth. Well-kept grounds, access to swimming pool and BBQ area. Working fireplace is a great focal point in the living room. LOTS of storage areas and plenty of extra room to spread out. Good-sized bedroom with vanity sink and great closet space. Includes standard refrigerator, stove and dishwasher, and eat-in kitchen! Additional locked storage attached to the unit beside the entry door. Super close to the mall, restaurants, gyms, houses of worship, hospitals, etc. Water/trash/sewer is included with monthly HOA fee. 24-hr notice required; tenant occupied.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $15,886
• − Mortgage interest: −$6,320
• − Property taxes: −$1,692
• − Insurance: −$564
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − HOA: −$3,636
• − Depreciation: −$3,282
• Taxable loss: −$2,151
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $73/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 · 7 photos

Fair 45/100 Moderate rehab

The property requires moderate renovations to the kitchen and bathrooms, which would significantly increase its value for both resale and rental purposes.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate kitchen countertops — dated and worn
• Moderate kitchen appliances — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate bathroom vanity — dated and worn

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would significantly increase both resale and rental value
• Both bathroom renovation — modernizing the bathrooms would significantly increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
kitchen countertops · dated and worn	Moderate	$3,000–15,000
kitchen appliances · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
bathroom vanity · dated and worn	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would significantly increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathrooms would significantly increase both resale and rental 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): 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

1 event — show timeline

• 2024-09-12 Listed $112,825 RGVMLS