2313 Rockwell Dr · Brownsville, TX 78521

$99,000

3 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 187 Days on market

Built 1974 9,485 sqft lot $65/sqft · 48% below area Est $190k · 48% under ↓ 23% since listing

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

OLD HOUSE PRICED AS MULTYFAMILY LOT. ZONED FOR TRIPLEX. NEW PRICE FIRM

Key facts

• Zoned for triplex
• 9,485 sq ft lot
• Built 1974

Tags

• ZONED FOR TRIPLEX

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: 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 (+8.2%/yr); 365 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $1,815/mo this rent would consume 49% 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
9. 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.
10. 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: 1.83% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.72%
• DSCR: 2.10
• GRM: 4.5

CMA / ARV

• ARV (median comp): $190,140
• List price: $99,000
• Delta: -47.93%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1723 Stanford Ave	0.49mi	2/2.0 (-1)	1,325 (-13%)	15mo	$197,000	$149	38

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: 16.9%
• Equity multiple: 1.74×
• Total profit: $20,470
• Equity at exit: $14,761

10-year hold

• IRR: 29.7%
• Equity multiple: 4.49×
• Total profit: $96,785
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$519
• Tax from tax record: −$302 /mo · $3,628/yr
• Insurance: −$41
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $419

Break-even live

Break-even rent $1,285

Max offer price $99,000

Occupancy floor 72%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Mc Davitt Blvd Brownsville, TX	4.0	2.0	1272	$1,300	$1.02	43d	1	0.65mi
2815 E Price Rd Unit 104 Brownsville, TX	2.0	2.5	1123	$1,350	$1.20	21d	1	0.73mi
1618 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1073	$1,700	$1.58	43d	1	0.73mi
1617 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1179	$1,900	$1.61	21d	1	0.74mi
1604 Yale Ave Brownsville, TX	3.0	1.0	1316	$1,800	$1.37	21d	1	0.75mi
2D Palmetto Ct Unit 2D Brownsville, TX	3.0	2.0	1360	$1,450	$1.07	21d	1	0.89mi
164 Robins Ln Brownsville, TX	2.0	2.0	1620	$2,200	$1.36	43d	1	0.92mi
1405 Harvard Ave Brownsville, TX	3.0	2.0	1426	$1,700	$1.19	43d	1	0.92mi
3901 Las Palmas Cir Brownsville, TX	2.0	2.0	1208	$1,600	$1.32	21d	1	0.94mi
95 Poinciana Dr Brownsville, TX	2.0–3.0	2.0	1218	$2,600	$2.13	13d	2	1.09mi
95 Poinciana Dr Brownsville, TX	1.0–3.0	1.5–2.0	1130	$2,500	$2.21	43d	2	1.09mi
63 N Tupelo Cir Brownsville, TX	3.0	2.0	2055	$2,200	$1.07	21d	1	1.11mi
20 Casa Linda Brownsville, TX	4.0	2.0	1900	$2,300	$1.21	43d	1	1.16mi
835 E Taylor St Unit B Brownsville, TX	3.0	2.0	1150	$1,550	$1.35	43d	1	1.21mi
538 Land O Lakes Dr Brownsville, TX	3.0	2.0	1421	$1,600	$1.13	43d	1	1.22mi
35 Cenizo Brownsville, TX	2.0	3.5	1404	$2,500	$1.78	43d	1	1.22mi
2425 Barnard Rd Unit ujnit 1-A Brownsville, TX	3.0	1.5	1300	$1,600	$1.23	43d	1	1.29mi
2425 Barnard Rd Unit A-13 Brownsville, TX	2.0	2.0	1137	$1,250	$1.10	43d	1	1.29mi
2425 Barnard Rd Brownsville, TX	1.0–2.0	1.0–2.0	886	$1,165	$1.31	13d	12	1.29mi
3016 San Miguel Cir Brownsville, TX	3.0	2.5	2044	$2,200	$1.08	43d	1	1.29mi
2998 San Miguel Cir Brownsville, TX	3.0	2.5	2044	$2,300	$1.13	21d	1	1.31mi
1815 Sancho Panza St Brownsville, TX	4.0	3.0	1784	$2,350	$1.32	43d	1	1.31mi
30 W Monroe St Brownsville, TX	3.0	2.0	2191	$1,500	$0.68	21d	1	1.42mi
1904 Central Blvd Brownsville, TX	1.0–3.0	1.0–2.0	1046	$1,035	$0.99	43d	9	1.44mi

Listing history 17 events

1. 2026-06-10
   status $99,000 Pending 187 DOM
2. 2026-06-09
   days on market $99,000 Active 187 DOM
3. 2026-06-08
   days on market $99,000 Active 186 DOM
4. 2026-06-07
   days on market $99,000 Active 185 DOM
5. 2026-06-05
   days on market $99,000 Active 182 DOM
6. 2026-06-03
   days on market $99,000 Active 181 DOM
7. 2026-06-02
   days on market $99,000 Active 180 DOM
8. 2026-06-01
   days on market $99,000 Active 179 DOM
9. 2026-05-31
   days on market $99,000 Active 178 DOM
10. 2026-05-30
    days on market $99,000 Active 177 DOM
11. 2026-04-07
    price $99,000 70-char remark

    Show marketing remark (70 chars)

    OLD HOUSE PRICED AS MULTYFAMILY LOT. ZONED FOR TRIPLEX. NEW PRICE FIRM

12. 2026-01-29
    price $115,000 70-char remark

    Show marketing remark (70 chars)

    OLD HOUSE PRICED AS MULTYFAMILY LOT. ZONED FOR TRIPLEX. NEW PRICE FIRM

13. 2025-12-04
    listed $125,000 Active 70-char remark

    Show marketing remark (70 chars)

    OLD HOUSE PRICED AS MULTYFAMILY LOT. ZONED FOR TRIPLEX. NEW PRICE FIRM

14. 2024-08-16
    soldstatus Closed 1044-char remark

    Show marketing remark (1044 chars)

    GREAT INVESTMENT OPPORTUNITY!! Welcome to an exciting opportunity in the Heart of Brownsville. This fixer-upper, set on a substantial 0.2178-acre lot is CENTRALLY LOCATED between Boca Chica Road, Los Ebanos and Old Port Isabel Rd. OTHER FEATURES: Located in the Desirable "Brownsville I. S. D. ", assigned to Homer Hanna HS & Oliveira MS with easy Access to Shopping, Dining & Outdoor Activities. This LARGE LOT could be "MIXED ZONING"!! Although the house on the LOT requires substantial TLC . The investment opportunities are quite substantial as well. You have the opportunity to Renovate the existing house or start from scratch & build a large Single Family, or a Large Duplex or even a Fourplex. PLEASE NOTE: This is an "As Is" Sale. Potential Buyer(s) Should conduct their due diligence regarding zoning and land use. Buyer can access the property for a walk-through and/or inspection once we have a receipted contract. DON'T MISS OUT on this property. Approx. Lot Dimensions 70x160x52x151

15. 2024-08-16
    soldstatus

    Show marketing remark (1044 chars)

    GREAT INVESTMENT OPPORTUNITY!! Welcome to an exciting opportunity in the Heart of Brownsville. This fixer-upper, set on a substantial 0.2178-acre lot is CENTRALLY LOCATED between Boca Chica Road, Los Ebanos and Old Port Isabel Rd. OTHER FEATURES: Located in the Desirable "Brownsville I. S. D. ", assigned to Homer Hanna HS & Oliveira MS with easy Access to Shopping, Dining & Outdoor Activities. This LARGE LOT could be "MIXED ZONING"!! Although the house on the LOT requires substantial TLC . The investment opportunities are quite substantial as well. You have the opportunity to Renovate the existing house or start from scratch & build a large Single Family, or a Large Duplex or even a Fourplex. PLEASE NOTE: This is an "As Is" Sale. Potential Buyer(s) Should conduct their due diligence regarding zoning and land use. Buyer can access the property for a walk-through and/or inspection once we have a receipted contract. DON'T MISS OUT on this property. Approx. Lot Dimensions 70x160x52x151

16. 2024-05-31
    price $118,000 1044-char remark

    Show marketing remark (1044 chars)

    GREAT INVESTMENT OPPORTUNITY!! Welcome to an exciting opportunity in the Heart of Brownsville. This fixer-upper, set on a substantial 0.2178-acre lot is CENTRALLY LOCATED between Boca Chica Road, Los Ebanos and Old Port Isabel Rd. OTHER FEATURES: Located in the Desirable "Brownsville I. S. D. ", assigned to Homer Hanna HS & Oliveira MS with easy Access to Shopping, Dining & Outdoor Activities. This LARGE LOT could be "MIXED ZONING"!! Although the house on the LOT requires substantial TLC . The investment opportunities are quite substantial as well. You have the opportunity to Renovate the existing house or start from scratch & build a large Single Family, or a Large Duplex or even a Fourplex. PLEASE NOTE: This is an "As Is" Sale. Potential Buyer(s) Should conduct their due diligence regarding zoning and land use. Buyer can access the property for a walk-through and/or inspection once we have a receipted contract. DON'T MISS OUT on this property. Approx. Lot Dimensions 70x160x52x151

17. 2024-05-01
    listed $128,000 Active 1044-char remark

    Show marketing remark (1044 chars)

    GREAT INVESTMENT OPPORTUNITY!! Welcome to an exciting opportunity in the Heart of Brownsville. This fixer-upper, set on a substantial 0.2178-acre lot is CENTRALLY LOCATED between Boca Chica Road, Los Ebanos and Old Port Isabel Rd. OTHER FEATURES: Located in the Desirable "Brownsville I. S. D. ", assigned to Homer Hanna HS & Oliveira MS with easy Access to Shopping, Dining & Outdoor Activities. This LARGE LOT could be "MIXED ZONING"!! Although the house on the LOT requires substantial TLC . The investment opportunities are quite substantial as well. You have the opportunity to Renovate the existing house or start from scratch & build a large Single Family, or a Large Duplex or even a Fourplex. PLEASE NOTE: This is an "As Is" Sale. Potential Buyer(s) Should conduct their due diligence regarding zoning and land use. Buyer can access the property for a walk-through and/or inspection once we have a receipted contract. DON'T MISS OUT on this property. Approx. Lot Dimensions 70x160x52x151

ⓘ 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: $3,628 · $302/mo
• Projected year-2 tax: $3,628 · $302/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 AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $21,780
• − Mortgage interest: −$5,546
• − Property taxes: −$3,628
• − Insurance: −$2,320
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$2,880
• Taxable income: $3,922
• Est. tax owed @ 24.0%: −$941
• After-tax cash flow: $4,087/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

-22.7% since first listed

7 events — show timeline

• 2026-04-07 Price Changed $99,000 RGVMLS
• 2026-01-29 Price Changed $115,000 RGVMLS
• 2025-12-04 Listed $125,000 RGVMLS
• 2024-08-16 Sold (Public Records) — Public Records
• 2024-08-16 Sold (MLS) — RGVMLS
• 2024-05-31 Price Changed $118,000 RGVMLS
• 2024-05-01 Listed $128,000 RGVMLS

Property tax history

+13.2%/yr

Latest (2025): $3,628 · -9.0% YoY. Source: county tax records.