4846 la Entrada Dr · Brownsville, TX 78520

$220,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 449 Days on market

Built 1988 6,472 sqft lot $153/sqft · at area comps Est $218k · at est. ↓ 8% since listing

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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 +12.1/30.0
• ARV discount +7.0/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Charming home is a 3-bedroom and 2 full bath it is a must-see! It's all about Location, Location, Location. The property is centrally located near shopping centers, hospitals, and schools—the Solar Panels Convey with the sale.

Key facts

• Solar panels
• 6,472 sq ft lot
• Garage

Tags

• SOLAR PANELS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-49 ($-591/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (13.7% below list).
• Recommended offer: $190k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $1,898/mo this rent would consume 45% of the median local household income ($50k/yr) (locally 1800% 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 449 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,758 (13.7% 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 449 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: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 9.7

CMA / ARV

• ARV (median comp): $217,703
• List price: $220,000
• Delta: 1.06%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
987 Paso Del Rio Dr	0.21mi	3/2.0	1,457 (+1%)	21mo	$199,999	$137	71
4951 Daffodil Dr	0.68mi	3/2.0	1,498 (+4%)	16mo	$239,500	$160	48
1558 Guadalajara Ave	0.47mi	3/2.0	1,581 (+10%)	17mo	$249,000	$157	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.53×
• Total profit: $-28,713
• Equity at exit: $32,803

10-year hold

• IRR: 3.1%
• Equity multiple: 1.27×
• Total profit: $16,785
• Equity at exit: $19,022

Cash invested: $61,600 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$303 /mo · $3,636/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-49

Break-even live

Break-even rent $1,960

Max offer price $211,296

Occupancy floor 98%

Sensitivity live

Price	-10% $75	-5% $13	+0% $-49	+5% $-112	+10% $-174
Rent	-10% $-199	-5% $-124	+0% $-49	+5% $26	+10% $101
Rate	-1.0pp $62	-0.5pp $7	base $-49	+0.5pp $-106	+1.0pp $-164

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1044 Alta Mesa Blvd Brownsville, TX	3.0	2.0	1276	$1,700	$1.33	14d	1	0.10mi
4883 Camino Verde Dr Brownsville, TX	3.0	2.0	1302	$1,800	$1.38	21d	1	0.17mi
944 Alta Mesa Blvd Brownsville, TX	3.0	2.0	1582	$1,900	$1.20	21d	1	0.20mi
1124 Sierra Grande Dr Brownsville, TX	3.0	2.0	1308	$1,599	$1.22	21d	1	0.22mi
1315 Pinion Dr Brownsville, TX	3.0	2.0	1600	$1,950	$1.22	44d	1	0.35mi
1683 Artemisa Ave Brownsville, TX	3.0	2.0	1717	$1,950	$1.14	21d	1	0.45mi
1653 W San Marcelo Blvd Brownsville, TX	3.0	2.0	1212	$1,700	$1.40	21d	1	0.49mi
1587 Pinion Dr Brownsville, TX	3.0	2.0	1226	$1,750	$1.43	44d	1	0.62mi
4951 Daffodil Dr Brownsville, TX	3.0	2.0	1498	$2,400	$1.60	21d	1	0.70mi
4951 Daffodil Dr Brownsville, TX	3.0	2.0	1498	$2,400	$1.60	44d	1	0.70mi
2066 Saketa Ln Brownsville, TX	3.0	2.0	1184	$1,700	$1.44	14d	1	0.87mi
2043 Saketa Ln Unit A Brownsville, TX	3.0	2.0	910	$1,700	$1.87	21d	1	0.91mi
2018 Diamond Dr Unit A Brownsville, TX	2.0	2.5	1465	$1,750	$1.19	44d	1	0.94mi
2019 Diamond Dr Unit B Brownsville, TX	3.0	2.5	1565	$1,950	$1.25	21d	1	0.94mi
2011 Diamond Dr Unit A Brownsville, TX	2.0	2.5	1465	$2,900	$1.98	21d	1	0.95mi
15 Valles Ct Brownsville, TX	3.0	2.0	1715	$2,350	$1.37	14d	1	1.03mi
2100 W San Marcelo Blvd Apt 185 Brownsville, TX	2.0	2.0	1024	$1,500	$1.46	21d	1	1.10mi
2100 W San Marcelo Blvd Brownsville, TX	2.0–3.0	2.0–2.5	1069	$1,500	$1.40	44d	2	1.18mi
2107 Carlos Ave Unit A Brownsville, TX	3.0	2.0	1500	$1,500	$1.00	14d	1	1.20mi
6732 Stone Oak Brownsville, TX	3.0	2.0	1786	$2,300	$1.29	14d	1	1.20mi
124 Barcelona Ave Brownsville, TX	3.0	2.0	1708	$2,900	$1.70	21d	1	1.21mi
2034 Toluca Dr Brownsville, TX	3.0	2.0	1669	$2,000	$1.20	21d	1	1.24mi
184 Stars Ave Unit 7 Brownsville, TX	3.0	2.0	1450	$1,900	$1.31	21d	1	1.29mi
6601 Garden Woods Ave Brownsville, TX	3.0	2.0	1291	$1,600	$1.24	44d	1	1.30mi
5871 Greenwood Dr Brownsville, TX	3.0	2.5	1820	$1,950	$1.07	14d	1	1.32mi
35 La Paz Ct Brownsville, TX	3.0	2.5	1660	$1,900	$1.14	14d	1	1.33mi
501 Geraldine Ln Brownsville, TX	4.0	2.0	1615	$1,900	$1.18	21d	1	1.44mi
424 Gilson Rd Brownsville, TX	3.0	2.0	1399	$1,500	$1.07	44d	1	1.45mi
1935 Athens St Brownsville, TX	4.0	2.0	1196	$2,200	$1.84	14d	1	1.46mi
1935 Athens St Brownsville, TX	4.0	2.0	1196	$2,200	$1.84	21d	1	1.46mi
4518 La Salida Dr Unit A Brownsville, TX	2.0	2.0	952	$1,100	$1.16	44d	1	1.49mi

Listing history 11 events

1. 2026-05-14
   status Pending 237-char remark

   Show marketing remark (237 chars)

   This Charming home is a 3-bedroom and 2 full bath it is a must-see! It's all about Location, Location, Location. The property is centrally located near shopping centers, hospitals, and schools—the Solar Panels Convey with the sale.

2. 2026-02-19
   price $220,000 237-char remark

   Show marketing remark (237 chars)

   This Charming home is a 3-bedroom and 2 full bath it is a must-see! It's all about Location, Location, Location. The property is centrally located near shopping centers, hospitals, and schools—the Solar Panels Convey with the sale.

3. 2026-02-10
   price $225,000 237-char remark

   Show marketing remark (237 chars)

   This Charming home is a 3-bedroom and 2 full bath it is a must-see! It's all about Location, Location, Location. The property is centrally located near shopping centers, hospitals, and schools—the Solar Panels Convey with the sale.

4. 2026-02-10
   status Active 237-char remark

   Show marketing remark (237 chars)

   This Charming home is a 3-bedroom and 2 full bath it is a must-see! It's all about Location, Location, Location. The property is centrally located near shopping centers, hospitals, and schools—the Solar Panels Convey with the sale.

5. 2026-02-10
   historical 237-char remark

   Show marketing remark (237 chars)

   This Charming home is a 3-bedroom and 2 full bath it is a must-see! It's all about Location, Location, Location. The property is centrally located near shopping centers, hospitals, and schools—the Solar Panels Convey with the sale.

6. 2026-01-12
   status Active 237-char remark

   Show marketing remark (237 chars)

   This Charming home is a 3-bedroom and 2 full bath it is a must-see! It's all about Location, Location, Location. The property is centrally located near shopping centers, hospitals, and schools—the Solar Panels Convey with the sale.

7. 2026-01-10
   historical 237-char remark

   Show marketing remark (237 chars)

   This Charming home is a 3-bedroom and 2 full bath it is a must-see! It's all about Location, Location, Location. The property is centrally located near shopping centers, hospitals, and schools—the Solar Panels Convey with the sale.

8. 2025-11-03
   price $230,000 237-char remark

   Show marketing remark (237 chars)

   This Charming home is a 3-bedroom and 2 full bath it is a must-see! It's all about Location, Location, Location. The property is centrally located near shopping centers, hospitals, and schools—the Solar Panels Convey with the sale.

9. 2025-10-27
   status Active 237-char remark

   Show marketing remark (237 chars)

   This Charming home is a 3-bedroom and 2 full bath it is a must-see! It's all about Location, Location, Location. The property is centrally located near shopping centers, hospitals, and schools—the Solar Panels Convey with the sale.

10. 2025-10-25
    historical 237-char remark

    Show marketing remark (237 chars)

    This Charming home is a 3-bedroom and 2 full bath it is a must-see! It's all about Location, Location, Location. The property is centrally located near shopping centers, hospitals, and schools—the Solar Panels Convey with the sale.

11. 2025-02-05
    listed $240,000 Active 237-char remark

    Show marketing remark (237 chars)

    This Charming home is a 3-bedroom and 2 full bath it is a must-see! It's all about Location, Location, Location. The property is centrally located near shopping centers, hospitals, and schools—the Solar Panels Convey with the sale.

ⓘ 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: $3,636 · $303/mo
• Projected year-2 tax: $4,026 · $336/mo
• Expected delta: +$390/yr (+$33/mo · 10.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $22,771
• − Mortgage interest: −$12,323
• − Property taxes: −$3,636
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$6,400
• Taxable loss: −$4,332
• Est. tax savings @ 24.0%: +$1,040
• After-tax cash flow: $448/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

• 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

-8.3% since first listed

11 events — show timeline

• 2026-05-14 Pending — RGVMLS
• 2026-02-19 Price Changed $220,000 RGVMLS
• 2026-02-10 Price Changed $225,000 RGVMLS
• 2026-02-10 Relisted — RGVMLS
• 2026-02-10 Delisted — RGVMLS
• 2026-01-12 Relisted — RGVMLS
• 2026-01-10 Delisted — RGVMLS
• 2025-11-03 Price Changed $230,000 RGVMLS
• 2025-10-27 Relisted — RGVMLS
• 2025-10-25 Delisted — RGVMLS
• 2025-02-05 Listed $240,000 RGVMLS

Property tax history

+3.9%/yr

Latest (2025): $3,636 · -9.9% YoY. Source: county tax records.