3026 Old Hwy 77 Unit 913-3 · Brownsville, TX 78520

$159,500

2 bd · 1.5 ba · 1,144 sqft · Townhouse · 214 Days on market

Built 1972 Fair condition $139/sqft · 25% above area Est $128k · 25% over

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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).

• Cash flow +17.7/30.0
• DSCR +5.5/10.0
• Rent growth +5.0/5.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled 2-story condo at Country Club Estates! Features 2 bedrooms, 1.5 bathrooms & small fenced patio! Has been freshly painted, has new quartz counter-tops, new light fixtures, new ceilings fans, new faucets, new toilets, new French door just installed & much more! Kitchen appliances will convey! Has 2 assigned parking spaces. HOA includes maintenance of all common areas, exterior insurance & pool access Close distance to the VICC golf course, schools, supermarkets, retails, entertainment, restaurants, local businesses & more! Call today for an appointment!

Key facts

• Quartz counter-tops
• New faucets
• New light fixtures

Tags

• REMODELED CONDO
• SMALL FENCED PATIO
• QUARTZ COUNTER-TOPS
• NEW LIGHT FIXTURES
• NEW CEILINGS FANS
• NEW FAUCETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $129 ($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 $156k (2.3% below list).
• Recommended offer: $140k (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: 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; 38 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent runs 37% of the median local income ($50k/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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 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 1972 — 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. 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?
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: 0.98% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $128,030
• List price: $159,500
• Delta: 24.58%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.4%
• Equity multiple: 0.79×
• Total profit: $-9,396
• Equity at exit: $23,782

10-year hold

• IRR: 9.5%
• Equity multiple: 1.89×
• Total profit: $39,939
• Equity at exit: $13,791

Cash invested: $44,660 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$836
• Tax est. 1.5%: −$199 /mo · $2,392/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $129

Break-even live

Break-even rent $1,395

Max offer price $159,500

Occupancy floor 87%

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Continental Dr #3 Brownsville, TX	1.0	1.0	986	$1,225	$1.24	21d	1	0.09mi
714 Continental Dr #3 Brownsville, TX	3.0	2.5	1482	$2,400	$1.62	43d	1	0.10mi
745 Media Luna Rd Unit SANTANDER Brownsville, TX	1.0	1.5	800	$1,400	$1.75	43d	1	0.14mi
745 Media Luna Rd Unit SEVILLA Brownsville, TX	1.0	1.5	800	$1,400	$1.75	21d	1	0.14mi
2901 Central Blvd Unit 202 Brownsville, TX	2.0	2.0	1176	$1,400	$1.19	21d	1	0.27mi
402 Champions Dr Brownsville, TX	2.0	1.5	814	$1,300	$1.60	21d	1	0.34mi
375 Media Luna Rd Brownsville, TX	1.0–3.0	1.0–2.0	940	$1,202	$1.28	13d	2	0.39mi
10 Country Club Rd Unit A Brownsville, TX	2.0	2.0	1200	$1,450	$1.21	43d	1	0.42mi
11 Country Club Rd Brownsville, TX	2.0	2.0	1200	$1,600	$1.33	21d	1	0.43mi
142 Country Club Rd Brownsville, TX	3.0	2.5	1460	$1,800	$1.23	43d	1	0.46mi
2393 McAllen Rd Unit D1-7 Brownsville, TX	2.0	1.5	1040	$1,400	$1.35	21d	1	0.61mi
42 Fairway Dr Brownsville, TX	2.0	2.0	1300	$2,500	$1.92	21d	1	0.61mi
3500 Old Alice Rd Unit 1100 H Brownsville, TX	2.0	1.0	1005	$1,500	$1.49	43d	1	0.62mi
460 Gilson Rd Unit 2 Brownsville, TX	2.0	1.0	850	$875	$1.03	21d	1	0.65mi
2425 Barnard Rd Brownsville, TX	1.0–2.0	1.0–2.0	886	$1,165	$1.31	13d	12	0.66mi
2425 Barnard Rd Unit ujnit 1-A Brownsville, TX	3.0	1.5	1300	$1,600	$1.23	43d	1	0.66mi
2425 Barnard Rd Unit A-13 Brownsville, TX	2.0	2.0	1137	$1,250	$1.10	43d	1	0.66mi
424 Gilson Rd Brownsville, TX	3.0	2.0	1399	$1,500	$1.07	43d	1	0.67mi
401 Jose Marti Blvd Brownsville, TX	1.0	1.5	711	$1,200	$1.69	21d	1	0.75mi
441 Jose Marti Blvd Brownsville, TX	1.0	1.5	750	$2,000	$2.67	43d	1	0.81mi
95 Poinciana Dr Brownsville, TX	1.0–3.0	1.5–2.0	1130	$2,075	$1.84	43d	2	0.83mi
95 Poinciana Dr Brownsville, TX	2.0–3.0	2.0	1218	$1,500	$1.23	13d	2	0.83mi
3055 El Paso Rd Unit H-1 Brownsville, TX	2.0	2.0	900	$1,050	$1.17	43d	1	0.92mi
184 Stars Ave Unit 7 Brownsville, TX	3.0	2.0	1450	$1,900	$1.31	21d	1	0.98mi
2100 W San Marcelo Blvd Brownsville, TX	2.0–3.0	2.0–2.5	1069	$1,450	$1.36	43d	2	0.99mi
801 Tropical Dr Unit 3 Brownsville, TX	2.0	1.5	1000	$1,500	$1.50	43d	1	1.05mi
2100 W San Marcelo Blvd Apt 185 Brownsville, TX	2.0	2.0	1024	$1,500	$1.46	21d	1	1.06mi
1904 Central Blvd Brownsville, TX	1.0–3.0	1.0–2.0	1046	$888	$0.85	43d	9	1.06mi
1405 Harvard Ave Brownsville, TX	3.0	2.0	1426	$1,700	$1.19	43d	1	1.18mi
1617 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1179	$1,900	$1.61	21d	1	1.21mi
1618 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1073	$1,700	$1.58	43d	1	1.23mi
1604 Yale Ave Brownsville, TX	3.0	1.0	1316	$1,800	$1.37	21d	1	1.26mi
234 Emerald Ln Lot 4 Brownsville, TX	3.0	2.0	1170	$1,850	$1.58	21d	1	1.26mi
625 Habana St Brownsville, TX	1.0	1.0	700	$900	$1.29	21d	1	1.34mi
401 Boca Chica Blvd Unit 505 Brownsville, TX	2.0	1.5	1152	$1,200	$1.04	43d	1	1.35mi
34 W Hawthorne Ave Brownsville, TX	3.0	2.0	940	$1,400	$1.49	43d	1	1.40mi
158 Garden St Brownsville, TX	2.0	1.0	868	$900	$1.04	43d	1	1.42mi
1150 Quail Hollow Dr Brownsville, TX	3.0	2.5	1333	$1,950	$1.46	21d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $159,500 Active 214 DOM
2. 2026-06-17
   days on market $159,500 Active 213 DOM
3. 2026-06-16
   days on market $159,500 Active 212 DOM
4. 2026-06-15
   days on market $159,500 Active 211 DOM
5. 2026-06-14
   days on market $159,500 Active 209 DOM
6. 2026-06-13
   days on market $159,500 Active 208 DOM
7. 2026-06-10
   days on market $159,500 Active 206 DOM
8. 2026-06-09
   days on market $159,500 Active 205 DOM
9. 2026-06-08
   days on market $159,500 Active 204 DOM
10. 2026-06-07
    days on market $159,500 Active 203 DOM
11. 2026-06-05
    days on market $159,500 Active 200 DOM
12. 2026-06-03
    days on market $159,500 Active 199 DOM
13. 2026-06-02
    days on market $159,500 Active 198 DOM
14. 2026-06-01
    days on market $159,500 Active 197 DOM
15. 2026-05-31
    days on market $159,500 Active 196 DOM
16. 2026-05-30
    days on market $159,500 Active 195 DOM
17. 2026-01-20
    price $159,500 602-char remark

    Show marketing remark (602 chars)

    Completely remodeled 2-story condo at Country Club Estates! Features 2 bedrooms, 1.5 bathrooms & small fenced patio! Has been freshly painted, has new quartz counter-tops, new light fixtures, new ceilings fans, new faucets, new toilets, new French door just installed & much more! Kitchen appliances will convey! Has 2 assigned parking spaces. HOA includes maintenance of all common areas, exterior insurance & pool access Close distance to the VICC golf course, schools, supermarkets, retails, entertainment, restaurants, local businesses & more! Call today for an appointment!

18. 2025-12-09
    status Active 602-char remark

    Show marketing remark (602 chars)

    Completely remodeled 2-story condo at Country Club Estates! Features 2 bedrooms, 1.5 bathrooms & small fenced patio! Has been freshly painted, has new quartz counter-tops, new light fixtures, new ceilings fans, new faucets, new toilets, new French door just installed & much more! Kitchen appliances will convey! Has 2 assigned parking spaces. HOA includes maintenance of all common areas, exterior insurance & pool access Close distance to the VICC golf course, schools, supermarkets, retails, entertainment, restaurants, local businesses & more! Call today for an appointment!

19. 2025-11-21
    status Pending 602-char remark

    Show marketing remark (602 chars)

    Completely remodeled 2-story condo at Country Club Estates! Features 2 bedrooms, 1.5 bathrooms & small fenced patio! Has been freshly painted, has new quartz counter-tops, new light fixtures, new ceilings fans, new faucets, new toilets, new French door just installed & much more! Kitchen appliances will convey! Has 2 assigned parking spaces. HOA includes maintenance of all common areas, exterior insurance & pool access Close distance to the VICC golf course, schools, supermarkets, retails, entertainment, restaurants, local businesses & more! Call today for an appointment!

20. 2025-10-21
    listed $159,900 Active 602-char remark

    Show marketing remark (602 chars)

    Completely remodeled 2-story condo at Country Club Estates! Features 2 bedrooms, 1.5 bathrooms & small fenced patio! Has been freshly painted, has new quartz counter-tops, new light fixtures, new ceilings fans, new faucets, new toilets, new French door just installed & much more! Kitchen appliances will convey! Has 2 assigned parking spaces. HOA includes maintenance of all common areas, exterior insurance & pool access Close distance to the VICC golf course, schools, supermarkets, retails, entertainment, restaurants, local businesses & more! Call today for an appointment!

21. 2018-12-21
    soldstatus 200-char remark

    Show marketing remark (200 chars)

    PRICE TO SELL FAST THIS NICE UNIT WITH A POND VIEW IN THE BACK. CENTRALLY LOCATED AT THE VICC, CLOSE TO RESTAURANTS , BANKS, HOSPITAL, SCHOOLS AND RECREATIONAL ACTIVITIES LIKE GOLFING, AND MUCH MORE.

22. 2018-11-27
    listed $57,000 200-char remark

    Show marketing remark (200 chars)

    PRICE TO SELL FAST THIS NICE UNIT WITH A POND VIEW IN THE BACK. CENTRALLY LOCATED AT THE VICC, CLOSE TO RESTAURANTS , BANKS, HOSPITAL, SCHOOLS AND RECREATIONAL ACTIVITIES LIKE GOLFING, AND MUCH MORE.

ⓘ 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 4 d/yr ≥110°F today · 13 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: $18,697
• − Mortgage interest: −$8,934
• − Property taxes: −$2,392
• − Insurance: −$798
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$4,640
• Taxable loss: −$1,059
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $1,798/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 · 12 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate repairs and maintenance to improve its condition and value. Fresh paint and updated fixtures would significantly enhance its appeal.

Repairs flagged

• Minor Kitchen cabinets — Slight wear on cabinet hardware.
• Minor Bathroom faucet — Slight discoloration on faucet.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics.
• Both Replace bathroom faucet — New faucet enhances functionality and aesthetics.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear on cabinet hardware.	Minor	$500–3,000
Bathroom faucet · Slight discoloration on faucet.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics. ↑
• Both Replace bathroom faucet — New faucet enhances functionality and aesthetics. ↑

ⓘ 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): 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

+179.8% since first listed

6 events — show timeline

• 2026-01-20 Price Changed $159,500 RGVMLS
• 2025-12-09 Relisted — RGVMLS
• 2025-11-21 Pending — RGVMLS
• 2025-10-21 Listed $159,900 RGVMLS
• 2018-12-21 Sold (MLS) — RGVMLS
• 2018-11-27 Listed $57,000 RGVMLS