2734 E Taylor St · Brownsville, TX 78520

$125,000

None bd · None ba · 706 sqft · Other public records · 149 Days on market

Built 1979 8,999 sqft lot $177/sqft · 64% above area Est $138k · 9% under ↓ 7% 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).

• ARV discount +11.8/15.0
• Cash flow +8.7/30.0
• Rent growth +5.0/5.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR ALERT!! This property is just minutes away from the UTRGV - Brownsville campus. With the right vision, and TLC, this property can be brought back to life and easily rent both units because of its great location! Here is your perfect opportunity to generate passive income or add to your portfolio! Cash only!

Key facts

• 8,999 sq ft lot
• 2 parking spots
• Built 1979

What this means for you Summary

Snapshot

• This is a other listed at $125k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (4.4% below list).
• Recommended offer: $107k (14.8% below list) — sets the bar for cash-flow.

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; 1 comparable units currently listed for rent nearby; 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 $864 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.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,514 (14.8% 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 149 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.96% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 8.7

CMA / ARV

• ARV (median comp): $138,096
• List price: $125,000
• Delta: -9.48%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.6%
• Equity multiple: 0.42×
• Total profit: $-20,473
• Equity at exit: $18,638

10-year hold

• IRR: 0.9%
• Equity multiple: 1.08×
• Total profit: $2,868
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$341 /mo · $4,093/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-105

Break-even live

Break-even rent $1,327

Max offer price $106,514

Occupancy floor —

Sensitivity live

Price	-10% $-34	-5% $-69	+0% $-105	+5% $-140	+10% $-175
Rent	-10% $-199	-5% $-152	+0% $-105	+5% $-57	+10% $-10
Rate	-1.0pp $-42	-0.5pp $-73	base $-105	+0.5pp $-137	+1.0pp $-170

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1234 E Jackson St Brownsville, TX	2.0	1.0	640	$800	$1.25	45d	1	1.04mi

Listing history 19 events

1. 2026-06-18
   days on market $125,000 Active 149 DOM
2. 2026-06-17
   days on market $125,000 Active 148 DOM
3. 2026-06-16
   days on market $125,000 Active 147 DOM
4. 2026-06-15
   days on market $125,000 Active 146 DOM
5. 2026-06-14
   days on market $125,000 Active 144 DOM
6. 2026-06-13
   days on market $125,000 Active 143 DOM
7. 2026-06-10
   days on market $125,000 Active 141 DOM
8. 2026-06-09
   days on market $125,000 Active 140 DOM
9. 2026-06-08
   days on market $125,000 Active 139 DOM
10. 2026-06-07
    days on market $125,000 Active 138 DOM
11. 2026-06-05
    days on market $125,000 Active 135 DOM
12. 2026-06-03
    days on market $125,000 Active 134 DOM
13. 2026-06-02
    days on market $125,000 Active 133 DOM
14. 2026-06-01
    days on market $125,000 Active 132 DOM
15. 2026-05-31
    days on market $125,000 Active 131 DOM
16. 2026-05-30
    days on market $125,000 Active 130 DOM
17. 2026-05-20
    price $125,000 317-char remark

    Show marketing remark (317 chars)

    INVESTOR ALERT!! This property is just minutes away from the UTRGV - Brownsville campus. With the right vision, and TLC, this property can be brought back to life and easily rent both units because of its great location! Here is your perfect opportunity to generate passive income or add to your portfolio! Cash only!

18. 2026-01-20
    listed $135,000 Active 317-char remark

    Show marketing remark (317 chars)

    INVESTOR ALERT!! This property is just minutes away from the UTRGV - Brownsville campus. With the right vision, and TLC, this property can be brought back to life and easily rent both units because of its great location! Here is your perfect opportunity to generate passive income or add to your portfolio! Cash only!

19. 2022-09-22
    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: $4,093 · $341/mo
• Projected year-2 tax: $4,093 · $341/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 26 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: $14,340
• − Mortgage interest: −$7,002
• − Property taxes: −$4,093
• − Insurance: −$625
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$3,636
• Taxable loss: −$3,311
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $-461/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

-7.4% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $125,000 MCALLENMLS
• 2026-01-20 Listed $135,000 MCALLENMLS
• 2022-09-22 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $4,093 · -8.4% YoY. Source: county tax records.