6245 Anderson Ave · Brownsville, TX 78575

$319,000

3 bd · 2.0 ba · 1,800 sqft · Land · 9 Days on market

Built 2005 0.41 ac 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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.3/10.0

Listing remarks

Welcome to 6245 Anderson Loop in desirable Olmito, Texas! This beautifully remodeled 3-bedroom, 2-bath home offers the perfect blend of comfort, style, and space. Situated on nearly half an acre, this property features a sparkling pool, extra land on the side with endless potential, and is located in a highly sought-after neighborhood just minutes from the expressway for quick access to Brownsville, Harlingen, and surrounding areas' Inside, you'll find recent upgrades throughout, including updated flooring, modern fixtures, a remodeled kitchen with beautiful finishes, and refreshed bathrooms designed with comfort and elegance in mind. The spacious layout provides plenty of room for entertai

Key facts

• Remodeled kitchen
• Large backyard
• Refreshed bathrooms

Tags

• REMODELED KITCHEN
• UPDATED FLOORING
• REFRESHED BATHROOMS
• LARGE BACKYARD
• OVERSIZED LOT
• PRIME LOCATION

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Cable available
• Home design: Single-family residence (house); One-story
• Construction: Brick veneer exterior; Composition roof; Slab foundation; Built on a 0.3-acre lot
• Exterior features: Covered patio/porch; In-ground pool

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater; Tile flooring; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $319k.

Deal economics

• At list price, monthly cash flow is $35 ($415/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (11.2% below list).
• Recommended offer: $283k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Los Fresnos CISD (suburban): math 34% / reading 44% proficiency, ranked #444 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Los Fresnos El (math 37% / reading 47%, grade F, #1,335 of 4,322 statewide, top 33%, 561 students, 76% FRL); Los Cuates Middle (math 32% / reading 35%, grade F, #911 of 1,662 statewide, top 56%, 809 students, 78% FRL); Los Fresnos H S (math 41% / reading 55%, grade D, #571 of 1,632 statewide, top 36%, 3,272 students, 82% FRL) — zoned schools average 79% FRL vs 43% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 75 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $10k 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.

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 $283,431 (11.2% below list)

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. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-49,447
• Equity at exit: $47,564

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-40,049
• Equity at exit: $27,581

Cash invested: $89,320 (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 78575

• Home prices YoY: -2.2%
• Active inventory: 75
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,834 high
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,785/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $35

Break-even live

Break-even rent $2,791

Max offer price $319,000

Occupancy floor 94%

Sensitivity live

Price	-10% $255	-5% $145	+0% $35	+5% $-76	+10% $-186
Rent	-10% $-189	-5% $-77	+0% $35	+5% $147	+10% $258
Rate	-1.0pp $195	-0.5pp $116	base $35	+0.5pp $-48	+1.0pp $-132

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7180 Dominica Dr Brownsville, TX	4.0	4.0	2287	$3,400	$1.49	23d	1	0.15mi
7072 Lago Vista Blvd Brownsville, TX	3.0	3.0	2473	$3,200	$1.29	23d	1	0.49mi
7425 Lake Havasu Brownsville, TX	3.0	2.0	1786	$2,700	$1.51	15d	1	0.75mi
7425 Lake Havasu Brownsville, TX	3.0	2.0	1786	$2,700	$1.51	23d	1	0.75mi
6919 Blue Spruce St Brownsville, TX	3.0	2.0	1451	$1,750	$1.21	45d	1	0.85mi
6654 Pino Azul Brownsville, TX	3.0	2.0	1433	$1,900	$1.33	45d	1	0.89mi
6973 Austrian Pne Brownsville, TX	4.0	2.0	1406	$1,800	$1.28	45d	1	1.20mi
7029 Austrian Pne Brownsville, TX	3.0	2.0	1676	$2,000	$1.19	23d	1	1.29mi

Listing history 7 events

1. 2026-06-07
   statusdays on market $319,000 Pending 9 DOM
2. 2026-06-02
   days on market $319,000 Active 8 DOM
3. 2026-06-01
   days on market $319,000 Active 7 DOM
4. 2026-05-31
   days on market $319,000 Active 6 DOM
5. 2026-05-30
   days on market $319,000 Active 5 DOM
6. 2026-05-20
   listed $319,000 Active
7. 2014-05-12
   soldstatus

ⓘ 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 4/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,012
• − Mortgage interest: −$17,869
• − Property taxes: −$4,785
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,721
• − Management: −$2,721
• − Depreciation: −$9,280
• Taxable loss: −$4,959
• Est. tax savings @ 24.0%: +$1,190
• After-tax cash flow: $1,605/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: Los Fresnos CISD
• NCES district ID: 4828290
• Math proficiency: 34% ▼ -30.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $42,586
• Composite: 32.92/100
• National rank: #5601
• State rank: #444 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

• City population: 212,132
• Population (ZIP): 4,728

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 (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 36% White 19% Asian 3%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 28% · Canada, China, Dominican Republic
• Languages at home: 27% English-only · Spanish 70% Chinese 1% Other Indo-European 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: ▼ -5.34%
• Current HPI: 240.4582
• Rent YoY: —
• Metro: —
• 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

• 2026-05-20 Listed $319,000 RGVMLS
• 2014-05-12 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $338 · -0.7% YoY. Source: county tax records.