4371 Morrison Rd · Brownsville, TX 78526

$185,000

None bd · None ba · 1,225 sqft · Other public records · 9 Days on market

Built 1989 9,975 sqft lot

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Why this score? — see what drove the C- 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• 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

TWO 2/1 UNITS CURRENTLY NOT RENTED, PREVIOUSLY RENTED FOR $450.00 ON EACH SIDE. APPLIANCES, STOVE AND REFRIGERATOR TO PASS WITH SALE.

Key facts

• 9,975 sq ft lot
• Built 1989
• Listed 9 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story building; Multi-family residential (Multiplex 2–10)
• Construction: Stucco construction
• Exterior features: Gravel road access

Interior

• Flooring: Tile
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a other listed at $185k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.3% 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: Pena El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 472 students, 88% FRL); Garcia Middle (math 17% / reading 33%, grade F, #1,258 of 1,662 statewide, top 77%, 893 students, 87% FRL); Rivera Early College H S (math 12% / reading 38%, grade F, #1,250 of 1,632 statewide, top 77%, 2,254 students, 84% FRL) — zoned schools at 86% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 413 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 32% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $185,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-10,580
• Equity at exit: $27,584

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $14,448
• Equity at exit: $15,995

Cash invested: $51,800 (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: 413
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$970
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $312

Break-even live

Break-even rent $1,480

Max offer price $185,000

Occupancy floor 78%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3552 Old Port Isabel Rd Unit A Brownsville, TX	2.0	2.0	1500	$1,600	$1.07	43d	1	0.60mi
318 Rancho Viejo Blvd Brownsville, TX	2.0	2.0	1182	$1,700	$1.44	13d	1	0.76mi
2600 Elyssa Dr Brownsville, TX	3.0	2.0	1216	$1,850	$1.52	13d	1	0.78mi
604 Toronto Ave Brownsville, TX	3.0	2.0	1376	$2,500	$1.82	43d	1	0.83mi
105 Sally Ln Brownsville, TX	3.0	2.0	1365	$2,300	$1.68	43d	1	0.97mi
63 Calgary Ct Brownsville, TX	3.0	2.0	1348	$1,550	$1.15	43d	1	1.05mi
3218 Villa Rosa Dr Unit B Brownsville, TX	3.0	2.0	1285	$1,800	$1.40	43d	1	1.32mi
2515 Gamez Dr Brownsville, TX	1.0	2.0	780	$1,250	$1.60	13d	1	1.34mi
3261 Alegre Dr Unit B Brownsville, TX	3.0	2.0	1285	$1,900	$1.48	43d	1	1.40mi
3269 Alegre Dr Unit B Brownsville, TX	3.0	2.0	1285	$1,850	$1.44	21d	1	1.41mi

Listing history 11 events

1. 2026-05-08
   status Pending 316-char remark
2. 2026-04-29
   listed $185,000 Active 316-char remark
3. 2020-02-28
   soldstatus
4. 2020-02-13
   soldstatus
5. 2018-06-26
   soldstatus 133-char remark

   Show marketing remark (133 chars)

   TWO 2/1 UNITS CURRENTLY NOT RENTED, PREVIOUSLY RENTED FOR $450.00 ON EACH SIDE. APPLIANCES, STOVE AND REFRIGERATOR TO PASS WITH SALE.

6. 2018-06-14
   soldstatus
7. 2018-05-03
   listed $59,000 133-char remark

   Show marketing remark (133 chars)

   TWO 2/1 UNITS CURRENTLY NOT RENTED, PREVIOUSLY RENTED FOR $450.00 ON EACH SIDE. APPLIANCES, STOVE AND REFRIGERATOR TO PASS WITH SALE.

8. 2017-02-24
   soldstatus

   Show marketing remark (87 chars)

   Great return on Investment property. Both units are currently rented. Window A/C units.

9. 2016-08-19
   listed $65,000

   Show marketing remark (87 chars)

   Great return on Investment property. Both units are currently rented. Window A/C units.

10. 2007-04-16
    soldstatus
11. 2005-03-09
    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: $1,466 · $122/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$1,919/yr (+$160/mo · 130.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $22,503
• − Mortgage interest: −$10,363
• − Property taxes: −$1,466
• − Insurance: −$925
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$5,382
• Taxable income: $766
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $3,560/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

• 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

+184.6% since first listed

11 events — show timeline

• 2026-05-08 Pending — RGVMLS
• 2026-04-29 Listed $185,000 RGVMLS
• 2020-02-28 Sold (Public Records) — Public Records
• 2020-02-13 Sold (Public Records) — Public Records
• 2018-06-26 Sold (MLS) — RGVMLS
• 2018-06-14 Sold (Public Records) — Public Records
• 2018-05-03 Listed $59,000 RGVMLS
• 2017-02-24 Sold (MLS) — RGVMLS
• 2016-08-19 Listed $65,000 RGVMLS
• 2007-04-16 Sold (Public Records) — Public Records
• 2005-03-09 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,466 · -12.0% YoY. Source: county tax records.