6455 Calvin St · Brownsville, TX 78520

$199,900

3 bd · 2.0 ba · 1,671 sqft · SingleFamily public records · 149 Days on market

Built 2007 7,500 sqft lot $120/sqft · 9% below area Est $233k · 14% under ↓ 13% 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 +17.9/30.0
• ARV discount +13.9/15.0
• DSCR +5.6/10.0
• Rent growth +5.0/5.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT LOCATION! Close to the Port of Brownsville and Space X! Pretty and cozy house with three bedrooms and two bathrooms, plus a large office that can be the fourth bedroom. A good size living and dining area and front and back porches were enclosed to have more space. Kitchen has granite countertops and backsplash. Tile flooring.

Key facts

• Storage room
• Great location
• Large office

Tags

• GREAT LOCATION
• LARGE OFFICE
• GRANITE COUNTERTOPS
• TILE FLOORING
• STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (4.7% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Gonzalez El (math 17% / reading 24%, grade F, #3,515 of 4,322 statewide, top 82%, 653 students, 91% FRL); Perkins Middle (math 11% / reading 18%, grade F, #1,583 of 1,662 statewide, top 96%, 571 students, 96% FRL); Rivera Early College H S (math 12% / reading 38%, grade F, #1,250 of 1,632 statewide, top 77%, 2,254 students, 84% FRL).
• Market conditions: Rents rising fast (+11.4%/yr); 348 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $1,905/mo this rent would consume 46% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.95% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (median comp): $233,232
• List price: $199,900
• Delta: -14.29%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.3%
• Equity multiple: 0.79×
• Total profit: $-11,581
• Equity at exit: $29,806

10-year hold

• IRR: 9.4%
• Equity multiple: 1.89×
• Total profit: $49,575
• Equity at exit: $17,284

Cash invested: $55,972 (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: 348
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$205 /mo · $2,457/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $169

Break-even live

Break-even rent $1,692

Max offer price $199,900

Occupancy floor 86%

Sensitivity live

Price	-10% $282	-5% $225	+0% $169	+5% $112	+10% $56
Rent	-10% $18	-5% $93	+0% $169	+5% $244	+10% $319
Rate	-1.0pp $269	-0.5pp $220	base $169	+0.5pp $117	+1.0pp $64

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
844 Jenny Cir Brownsville, TX	4.0	2.0	1755	$2,250	$1.28	22d	1	0.58mi
15 Corine Cir Brownsville, TX	3.0	1.0	1337	$1,200	$0.90	15d	1	0.64mi
1456 N Minnesota Ave Apt 8 Brownsville, TX	2.0	2.0	1100	$1,250	$1.14	45d	1	0.65mi
7100 Via Del Mar Cir Unit B-3 Brownsville, TX	2.0	2.0	1150	$1,500	$1.30	22d	1	0.85mi
7100 Via Del Mar Cir Unit E-10 Brownsville, TX	2.0	2.5	1247	$1,500	$1.20	22d	1	0.85mi
7701 Via Del Mar Cir Unit A-1 Brownsville, TX	2.0	2.5	1096	$1,300	$1.19	45d	1	0.91mi
4650 Bowie Rd Brownsville, TX	1.0–3.0	1.0–2.0	955	$1,055	$1.10	45d	1	1.05mi
2600 Elyssa Dr Brownsville, TX	3.0	2.0	1216	$1,850	$1.52	15d	1	1.14mi
170 Pearl Dr Brownsville, TX	3.0	2.0	1291	$1,600	$1.24	22d	1	1.21mi
4021 Westland Dr Brownsville, TX	3.0	2.0	1586	$2,200	$1.39	15d	1	1.22mi
328 Creekbend Dr Brownsville, TX	3.0	2.0	1451	$2,600	$1.79	22d	1	1.23mi
5320 Oakley St Brownsville, TX	3.0	2.5	1936	$2,650	$1.37	15d	1	1.24mi
5612 Hedgerow Ct Brownsville, TX	3.0	3.5	1947	$2,800	$1.44	45d	1	1.25mi
5612 Hedgerow Ct Brownsville, TX	3.0	3.5	1947	$2,800	$1.44	15d	1	1.25mi
14 Laura Ln Brownsville, TX	4.0	2.0	1895	$1,800	$0.95	15d	1	1.36mi
14 Laura Ln Brownsville, TX	4.0	2.0	1895	$1,800	$0.95	22d	1	1.36mi
6012 Sabinas St Brownsville, TX	3.0	1.0	1200	$1,575	$1.31	45d	1	1.45mi
6835 El Lago Dr Brownsville, TX	4.0	2.0	1476	$2,200	$1.49	45d	1	1.47mi

Listing history 23 events

1. 2026-06-22
   days on market $199,900 Active 149 DOM
2. 2026-06-18
   days on market $199,900 Active 146 DOM
3. 2026-06-17
   days on market $199,900 Active 145 DOM
4. 2026-06-16
   days on market $199,900 Active 144 DOM
5. 2026-06-15
   days on market $199,900 Active 143 DOM
6. 2026-06-14
   days on market $199,900 Active 141 DOM
7. 2026-06-13
   days on market $199,900 Active 140 DOM
8. 2026-06-10
   days on market $199,900 Active 138 DOM
9. 2026-06-09
   days on market $199,900 Active 137 DOM
10. 2026-06-08
    days on market $199,900 Active 136 DOM
11. 2026-06-07
    days on market $199,900 Active 135 DOM
12. 2026-06-05
    days on market $199,900 Active 132 DOM
13. 2026-06-03
    days on market $199,900 Active 131 DOM
14. 2026-06-02
    days on market $199,900 Active 130 DOM
15. 2026-06-01
    days on market $199,900 Active 129 DOM
16. 2026-05-31
    days on market $199,900 Active 128 DOM
17. 2026-05-30
    days on market $199,900 Active 127 DOM
18. 2026-01-23
    price $199,900 335-char remark

    Show marketing remark (335 chars)

    GREAT LOCATION! Close to the Port of Brownsville and Space X! Pretty and cozy house with three bedrooms and two bathrooms, plus a large office that can be the fourth bedroom. A good size living and dining area and front and back porches were enclosed to have more space. Kitchen has granite countertops and backsplash. Tile flooring.

19. 2026-01-16
    listed $159,900 Active 335-char remark

    Show marketing remark (335 chars)

    GREAT LOCATION! Close to the Port of Brownsville and Space X! Pretty and cozy house with three bedrooms and two bathrooms, plus a large office that can be the fourth bedroom. A good size living and dining area and front and back porches were enclosed to have more space. Kitchen has granite countertops and backsplash. Tile flooring.

20. 2025-03-09
    price $219,900
21. 2025-01-13
    price $229,900
22. 2022-02-15
    soldstatus
23. 1991-12-01
    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: $2,457 · $205/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$1,201/yr (+$100/mo · 48.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe
• 💨 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: $22,861
• − Mortgage interest: −$11,198
• − Property taxes: −$2,457
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$5,815
• Taxable loss: −$1,266
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $2,328/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

-13.0% since first listed

6 events — show timeline

• 2026-01-23 Price Changed $199,900 RGVMLS
• 2026-01-16 Listed $159,900 RGVMLS
• 2025-03-09 Price Changed $219,900 RGVMLS
• 2025-01-13 Price Changed $229,900 RGVMLS
• 2022-02-15 Sold (Public Records) — Public Records
• 1991-12-01 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,457 · +0.2% YoY. Source: county tax records.