695 Truman Dr · Brownsville, TX 78521

$146,000

4 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 35 Days on market

Built 1999 4,999 sqft lot Est $146k · at est. ↓ 19% since listing

---

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 +23.6/30.0
• 1% rule +7.6/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home in an established neighborhood! Located close to schools, this property features 4 bedrooms, 2 bathrooms, and multiple bonus spaces including two dining areas and a dedicated laundry room. The home needs some TLC, but offers incredible potential — whether you're looking for a solid starter home or a great investment opportunity. Enjoy a large backyard, complete with a covered patio, plus the convenience of a carport. With a little vision, this home can truly shine!

Key facts

• Large backyard
• Carport
• Covered patio

Tags

• MULTIPLE BONUS SPACES
• DEDICATED LAUNDRY ROOM
• LARGE BACKYARD
• COVERED PATIO
• CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $142k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Castaneda El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 474 students, 98% FRL); Faulk Middle (math 20% / reading 31%, grade F, #1,236 of 1,662 statewide, top 76%, 976 students, 99% FRL); Porter Early College H S (math 23% / reading 32%, grade F, #1,183 of 1,632 statewide, top 73%, 1,814 students, 94% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 365 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $1,839/mo this rent would consume 50% 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major flood risk; 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 $141,620 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $145,860
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
695 Truman Dr	0.00mi	4/2.0	1,716 (0%)	1mo	$146,000	$85	99
1634 Roosevelt St	0.74mi	3/2.0 (-1)	1,717 (+0%)	2mo	$265,000	$154	58
2030 Johnson St	0.44mi	4/2.0	1,603 (-7%)	21mo	$129,900	$81	51
3334 East Ave	0.70mi	3/1.0 (-1)	1,612 (-6%)	3mo	$79,800	$50	46

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $3,661
• Equity at exit: $21,769

10-year hold

• IRR: 16.6%
• Equity multiple: 2.72×
• Total profit: $70,457
• Equity at exit: $12,623

Cash invested: $40,880 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,839 high
• Mortgage (P&I): −$766
• Tax from tax record: −$352 /mo · $4,228/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $274

Break-even live

Break-even rent $1,492

Max offer price $146,000

Occupancy floor 80%

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: $36,500
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3075 E 23rd St Brownsville, TX	3.0	2.0	1350	$1,375	$1.02	43d	1	0.25mi
2024 E 19th St Brownsville, TX	3.0	1.0	1259	$2,000	$1.59	21d	1	0.76mi
4318 Waco Rd Unit 1 Brownsville, TX	3.0	2.0	1441	$1,400	$0.97	43d	1	1.17mi
515 Mc Davitt Blvd Brownsville, TX	4.0	2.0	1272	$1,300	$1.02	43d	1	1.30mi
798 Billy Mitchell Blvd Brownsville, TX	3.0	3.0	2063	$3,000	$1.45	43d	1	1.32mi
235 S Clubhouse Rd Unit NA Brownsville, TX	4.0	2.0	1256	$2,100	$1.67	43d	1	1.33mi
14 Laura Ln Brownsville, TX	4.0	2.0	1895	$1,800	$0.95	21d	1	1.41mi
14 Laura Ln Brownsville, TX	4.0	2.0	1895	$1,800	$0.95	13d	1	1.41mi

Listing history 10 events

1. 2026-04-23
   status Pending 489-char remark

   Show marketing remark (489 chars)

   Spacious home in an established neighborhood! Located close to schools, this property features 4 bedrooms, 2 bathrooms, and multiple bonus spaces including two dining areas and a dedicated laundry room. The home needs some TLC, but offers incredible potential — whether you're looking for a solid starter home or a great investment opportunity. Enjoy a large backyard, complete with a covered patio, plus the convenience of a carport. With a little vision, this home can truly shine!

2. 2026-04-23
   status Pending

   Show marketing remark (489 chars)

   Spacious home in an established neighborhood! Located close to schools, this property features 4 bedrooms, 2 bathrooms, and multiple bonus spaces including two dining areas and a dedicated laundry room. The home needs some TLC, but offers incredible potential — whether you're looking for a solid starter home or a great investment opportunity. Enjoy a large backyard, complete with a covered patio, plus the convenience of a carport. With a little vision, this home can truly shine!

3. 2026-03-19
   listed $146,000 Active
4. 2026-02-11
   listed $146,000 Active 489-char remark

   Show marketing remark (489 chars)

   Spacious home in an established neighborhood! Located close to schools, this property features 4 bedrooms, 2 bathrooms, and multiple bonus spaces including two dining areas and a dedicated laundry room. The home needs some TLC, but offers incredible potential — whether you're looking for a solid starter home or a great investment opportunity. Enjoy a large backyard, complete with a covered patio, plus the convenience of a carport. With a little vision, this home can truly shine!

5. 2026-01-07
   soldstatus
6. 2026-01-07
   soldstatus
7. 2025-03-19
   listed $180,000 Active
8. 2025-01-23
   price $180,000
9. 2024-10-16
   soldstatus
10. 2024-10-16
    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: $4,228 · $352/mo
• Projected year-2 tax: $4,228 · $352/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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: $22,071
• − Mortgage interest: −$8,178
• − Property taxes: −$4,228
• − Insurance: −$730
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$4,247
• Taxable income: $1,157
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $3,013/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): 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

-18.9% since first listed

10 events — show timeline

• 2026-04-23 Pending — RGVMLS
• 2026-04-23 Pending — MCALLENMLS
• 2026-03-19 Listed $146,000 MCALLENMLS
• 2026-02-11 Listed $146,000 RGVMLS
• 2026-01-07 Sold (Public Records) — Public Records
• 2026-01-07 Sold (Public Records) — Public Records
• 2025-03-19 Listed $180,000 MCALLENMLS
• 2025-01-23 Price Changed $180,000 RGVMLS
• 2024-10-16 Sold (Public Records) — Public Records
• 2024-10-16 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $4,228 · +95.7% YoY. Source: county tax records.