255 Lindale Ct Unit 1 & 2 · Brownsville, TX 78521

$128,900

2 bd · 1.0 ba · 1,497 sqft · SingleFamily · 154 Days on market

Built 1964 Poor condition 0.33 ac lot $86/sqft · 33% below area Est $193k · 33% under ↓ 22% since listing

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert. Good area, close to schools, shopping and entertainment. Unit #1 & #2 Located on a large corner lot, a fixer-upper with lots of potential. Type R= Zoning B. A must see. Call Listing Agent for appointment,

Key facts

• Close to schools
• Close to shopping
• 0.33 acre lot

Tags

• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).
• This rent runs 37% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $891 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $113,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.08% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $193,442
• List price: $128,900
• Delta: -33.36%
• 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	0.62mi	2/2.0	1,325 (-12%)	15mo	$197,000	$149	35

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-491
• Equity at exit: $19,219

10-year hold

• IRR: 14.0%
• Equity multiple: 2.38×
• Total profit: $49,814
• Equity at exit: $11,145

Cash invested: $36,092 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,934/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $205

Break-even live

Break-even rent $1,128

Max offer price $128,900

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: $32,225
• Closing costs: $3,867
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2573 Rockwell Dr Unit 2E Brownsville, TX	2.0	1.0	875	$1,000	$1.14	21d	1	0.14mi
2573 Rockwell Dr Unit 1C Brownsville, TX	2.0	1.0	975	$1,100	$1.13	44d	1	0.14mi
605 Paredes Line Rd Brownsville, TX	2.0	1.5	900	$875	$0.97	44d	1	0.24mi
2815 E Price Rd Unit 104 Brownsville, TX	2.0	2.5	1123	$1,350	$1.20	21d	1	0.56mi
16 Palmetto Ct Brownsville, TX	2.0	1.5	1024	$1,100	$1.07	21d	1	0.69mi
2D Palmetto Ct Unit 2D Brownsville, TX	3.0	2.0	1360	$1,450	$1.07	21d	1	0.71mi
1617 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1179	$1,900	$1.61	21d	1	0.74mi
1618 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1073	$1,700	$1.58	44d	1	0.74mi
1604 Yale Ave Brownsville, TX	3.0	1.0	1316	$1,800	$1.37	21d	1	0.77mi
3901 Las Palmas Cir Brownsville, TX	2.0	2.0	1208	$1,600	$1.32	21d	1	0.77mi
1405 Harvard Ave Brownsville, TX	3.0	2.0	1426	$1,700	$1.19	44d	1	0.96mi
95 Poinciana Dr Brownsville, TX	1.0–3.0	1.5–2.0	1130	$2,075	$1.84	44d	2	0.98mi
95 Poinciana Dr Brownsville, TX	2.0–3.0	2.0	1218	$1,500	$1.23	14d	2	0.98mi
801 Tropical Dr Unit 3 Brownsville, TX	2.0	1.5	1000	$1,500	$1.50	44d	1	1.02mi
164 Robins Ln Brownsville, TX	2.0	2.0	1620	$2,200	$1.36	44d	1	1.06mi
538 Land O Lakes Dr Brownsville, TX	3.0	2.0	1421	$1,600	$1.13	44d	1	1.15mi
2425 Barnard Rd Unit ujnit 1-A Brownsville, TX	3.0	1.5	1300	$1,600	$1.23	44d	1	1.25mi
2425 Barnard Rd Unit A-13 Brownsville, TX	2.0	2.0	1137	$1,250	$1.10	44d	1	1.25mi
2425 Barnard Rd Brownsville, TX	1.0–2.0	1.0–2.0	886	$1,165	$1.31	14d	12	1.25mi
35 Cenizo Brownsville, TX	2.0	3.5	1404	$2,500	$1.78	44d	1	1.38mi
2700 Farm to Market Road 802 Brownsville, TX	1.0–3.0	1.0–2.0	990	$1,658	$1.67	14d	8	1.39mi
835 E Taylor St Unit B Brownsville, TX	3.0	2.0	1150	$1,550	$1.35	44d	1	1.42mi
1904 Central Blvd Brownsville, TX	1.0–3.0	1.0–2.0	1046	$888	$0.85	44d	9	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $128,900 Active 154 DOM
2. 2026-06-17
   days on market $128,900 Active 153 DOM
3. 2026-06-16
   days on market $128,900 Active 152 DOM
4. 2026-06-15
   days on market $128,900 Active 151 DOM
5. 2026-06-14
   days on market $128,900 Active 149 DOM
6. 2026-06-13
   days on market $128,900 Active 148 DOM
7. 2026-06-10
   days on market $128,900 Active 146 DOM
8. 2026-06-09
   days on market $128,900 Active 145 DOM
9. 2026-06-08
   days on market $128,900 Active 144 DOM
10. 2026-06-07
    days on market $128,900 Active 143 DOM
11. 2026-06-05
    days on market $128,900 Active 140 DOM
12. 2026-06-03
    days on market $128,900 Active 139 DOM
13. 2026-06-02
    days on market $128,900 Active 138 DOM
14. 2026-06-01
    days on market $128,900 Active 137 DOM
15. 2026-05-31
    days on market $128,900 Active 136 DOM
16. 2026-05-30
    days on market $128,900 Active 135 DOM
17. 2026-03-20
    price $128,900 226-char remark

    Show marketing remark (226 chars)

    Investor Alert. Good area, close to schools, shopping and entertainment. Unit #1 & #2 Located on a large corner lot, a fixer-upper with lots of potential. Type R= Zoning B. A must see. Call Listing Agent for appointment,

18. 2026-01-14
    listed $165,000 Active 226-char remark

    Show marketing remark (226 chars)

    Investor Alert. Good area, close to schools, shopping and entertainment. Unit #1 & #2 Located on a large corner lot, a fixer-upper with lots of potential. Type R= Zoning B. A must see. Call Listing Agent for appointment,

ⓘ 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 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: $16,642
• − Mortgage interest: −$7,220
• − Property taxes: −$1,934
• − Insurance: −$644
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$3,750
• Taxable income: $431
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $2,354/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.

Condition & rehab AI · 4 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including painting and landscaping, to improve its condition and value.

Repairs flagged

• Major exterior paint — Peeling paint
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Resale paint exterior — Fresh paint enhances curb appeal
• Rental landscaping — Well-maintained landscaping attracts tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Peeling paint	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale paint exterior — Fresh paint enhances curb appeal ↑
• Rental landscaping — Well-maintained landscaping attracts tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-21.9% since first listed

2 events — show timeline

• 2026-03-20 Price Changed $128,900 RGVMLS
• 2026-01-14 Listed $165,000 RGVMLS