1393 Daytona Beach Ct · Brownsville, TX 78521

$232,400

3 bd · 2.0 ba · 1,328 sqft · SingleFamily · 67 Days on market

Built 2025 5,000 sqft lot

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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 +12.6/30.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

New construction opportunity in Phase 2 of a growing subdivision near SpaceX! Home will be completed in a few months and buyers will have the opportunity to choose their preferred finishes including stucco color, roof color, fixtures, paint, tile and more. Layout features an indoor laundry area, with the floor plans already uploaded in the photos for review. Build your dream home and select the details that fit your style!

Key facts

• Indoor laundry area
• Preferred finishes
• 5,000 sq ft lot

Tags

• NEW CONSTRUCTION OPPORTUNITY
• INDOOR LAUNDRY AREA
• PREFERRED FINISHES

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $-30 ($-362/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (14.2% below list).
• Recommended offer: $199k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 5.0% in Brownsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Brite El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 545 students, 95% FRL); Lucio Middle (math 12% / reading 28%, grade F, #1,428 of 1,662 statewide, top 87%, 698 students, 96% FRL); Lopez Early College H S (math 20% / reading 39%, grade F, #1,112 of 1,632 statewide, top 70%, 1,831 students, 95% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 366 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $1,995/mo this rent would consume 54% of the median local household income ($45k/yr) (locally 2682% of renters already pay >50% of income on rent) — 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 $7k 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 67 days — a 6% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Recommended offer $199,482 (14.2% 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 67 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.8%
• Equity multiple: 0.55×
• Total profit: $-29,007
• Equity at exit: $34,652

10-year hold

• IRR: 3.5%
• Equity multiple: 1.31×
• Total profit: $20,372
• Equity at exit: $20,094

Cash invested: $65,072 (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: 366
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$1,219
• Tax est. 1.5%: −$290 /mo · $3,486/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-30

Break-even live

Break-even rent $2,033

Max offer price $228,036

Occupancy floor 97%

Sensitivity live

Price	-10% $130	-5% $50	+0% $-30	+5% $-110	+10% $-191
Rent	-10% $-188	-5% $-109	+0% $-30	+5% $49	+10% $127
Rate	-1.0pp $87	-0.5pp $29	base $-30	+0.5pp $-90	+1.0pp $-152

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: $58,100
• Closing costs: $6,972
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1340 Daytona Beach Ct Unit B Brownsville, TX	3.0	2.0	1480	$2,200	$1.49	45d	1	0.11mi
365 Mango Ln Brownsville, TX	3.0	2.0	1012	$1,400	$1.38	15d	1	1.06mi
7771 Villa Pancho Dr Unit 1A Brownsville, TX	3.0	2.0	1400	$1,500	$1.07	45d	1	1.25mi
250 Kiwi Brownsville, TX	3.0	2.0	1033	$1,400	$1.36	23d	1	1.26mi
35 Little Grove St Brownsville, TX	3.0	3.0	1800	$2,500	$1.39	45d	1	1.32mi

Listing history 2 events

1. 2026-05-06
   status Pending
2. 2026-02-17
   listed $232,400 Active

ⓘ 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: $23,938
• − Mortgage interest: −$13,018
• − Property taxes: −$3,486
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$6,761
• Taxable loss: −$4,319
• Est. tax savings @ 24.0%: +$1,037
• After-tax cash flow: $675/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): 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

2 events — show timeline

• 2026-05-06 Pending — RGVMLS
• 2026-02-17 Listed $232,400 RGVMLS