110 Country Club Rd · Brownsville, TX 78520

$265,000

3 bd · 3.0 ba · 2,618 sqft · SingleFamily public records · 35 Days on market

Built 1979 10,585 sqft lot $101/sqft · 12% below area Est $302k · 12% under

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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 +13.0/15.0
• Cash flow +9.2/30.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• 1% rule +2.6/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home features 3 bedrooms with 3 full bathrooms. It includes an open concept family room, dining area and office area. The primary bedroom has a walk-in closet, vanity area and an extra room that u can use as more closet space, office, or nursery. The second bedroom also has its own full bathroom. Large laundry room with sink. Plenty of storage. Recess lighting. 2 A/C units and 1 new mini-split. This home sits on the golf course with beautiful backyard with resaca views. Plenty of trees for shade and relaxation on this 10,585 sqft. of lot size. Must see to appreciate!

Key facts

• Walk-in closet
• Dining area
• Extra room

Tags

• OPEN CONCEPT FAMILY ROOM
• DINING AREA
• WALK-IN CLOSET
• VANITY AREA
• EXTRA ROOM
• LARGE LAUNDRY ROOM

Property features AI

Finance

• Other: Lot size about 0.243 acres; Living area source: Cameron CAD
• HOA & community: No homeowners association; Community amenities include clubhouse, golf, pool, and other facilities

Exterior

• Parking: One covered parking space; One carport (detached); Garage faces front (detached configuration)
• Security: Smoke detectors
• Utilities: Public water; City sewer; Cable available
• Home design: Located on a cul-de-sac; Irregular-shaped lot; On golf course; Resaca on property; Paved road access
• Construction: Brick construction; Composition shingle roof; Slab foundation; Built area approximately 2,618 square feet
• Exterior features: Mature trees; Covered patio and patio slab; Patio

Interior

• Kitchen: Smooth electric cooktop; Electric water heater
• Bedrooms: Master bedroom with walk-in closet
• Flooring: Carpet; Saltillo tile; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite countertops; Bonus room; Ceiling fans; Office / study; Split bedrooms; Walk-in closets; Mini blinds; Bay window
• Laundry & utility: Laundry room with washer/dryer connection; Water heater located elsewhere

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (23.5% below list).
• Recommended offer: $203k (23.5% below list) — sets the bar for 1% rule.

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: Benavides El (math 23% / reading 39%, grade F, #2,429 of 4,322 statewide, top 57%, 882 students, 83% FRL); Manzano Middle (math 30% / reading 38%, grade F, #892 of 1,662 statewide, top 55%, 905 students, 82% FRL) — zoned schools at 83% FRL track the district average.
• Market conditions: Rents rising fast (+11.4%/yr); 346 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• At $2,026/mo this rent would consume 49% 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 $2k of loan paydown is wiped out by about $8k 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 35 days — a 3% lower offer ($257k) 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,608 (23.5% 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 35 days. Have you received any prior offers? Is the seller open to a 24% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.76% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.18%
• DSCR: 0.86
• GRM: 10.9

CMA / ARV

• ARV (median comp): $301,633
• List price: $265,000
• Delta: -12.14%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2521 Old Spanish Trl	0.68mi	4/4.5 (+1)	2,934 (+12%)	12mo	$299,900	$102	27

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: -16.3%
• Equity multiple: 0.40×
• Total profit: $-44,749
• Equity at exit: $39,512

10-year hold

• IRR: -1.0%
• Equity multiple: 0.91×
• Total profit: $-6,321
• Equity at exit: $22,912

Cash invested: $74,200 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$297 /mo · $3,566/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-197

Break-even live

Break-even rent $2,275

Max offer price $230,261

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-122	+0% $-197	+5% $-272	+10% $-347
Rent	-10% $-357	-5% $-277	+0% $-197	+5% $-117	+10% $-37
Rate	-1.0pp $-63	-0.5pp $-129	base $-197	+0.5pp $-265	+1.0pp $-335

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Country Club Rd Unit 2A Brownsville, TX	3.0	2.5	1971	$1,850	$0.94	45d	1	0.20mi
17 Waterfront Dr Brownsville, TX	3.0	3.0	2130	$1,900	$0.89	45d	1	0.26mi
57 Los Mesquite Ln Brownsville, TX	2.0	2.0	1881	$1,650	$0.88	22d	1	0.29mi
322 McFadden Dr Unit 14 Brownsville, TX	3.0	3.0	1850	$2,200	$1.19	45d	1	0.31mi
524 Wildrose Ln #1 Brownsville, TX	3.0	2.5	2134	$2,300	$1.08	22d	1	0.61mi
2950 McAllen Rd #6 Brownsville, TX	3.0	3.5	1900	$2,600	$1.37	22d	1	0.70mi
3 Conquistador Dr Lot 3 Brownsville, TX	3.0	2.0	1750	$2,500	$1.43	15d	1	1.00mi
2998 San Miguel Cir Brownsville, TX	3.0	2.5	2044	$2,300	$1.13	22d	1	1.16mi
3016 San Miguel Cir Brownsville, TX	3.0	2.5	2044	$2,200	$1.08	45d	1	1.18mi
2460 Munich St Brownsville, TX	4.0	2.5	1984	$2,000	$1.01	22d	1	1.32mi

Listing history 23 events

1. 2026-06-18
   days on market $265,000 Active 35 DOM
2. 2026-06-17
   days on market $265,000 Active 34 DOM
3. 2026-06-16
   days on market $265,000 Active 33 DOM
4. 2026-06-15
   price $265,000 Active 32 DOM

   Show marketing remark (580 chars)

   This home features 3 bedrooms with 3 full bathrooms. It includes an open concept family room, dining area and office area. The primary bedroom has a walk-in closet, vanity area and an extra room that u can use as more closet space, office, or nursery. The second bedroom also has its own full bathroom. Large laundry room with sink. Plenty of storage. Recess lighting. 2 A/C units and 1 new mini-split. This home sits on the golf course with beautiful backyard with resaca views. Plenty of trees for shade and relaxation on this 10,585 sqft. of lot size. Must see to appreciate!

5. 2026-06-15
   days on market $275,000 Active 32 DOM

   Show marketing remark (580 chars)

   This home features 3 bedrooms with 3 full bathrooms. It includes an open concept family room, dining area and office area. The primary bedroom has a walk-in closet, vanity area and an extra room that u can use as more closet space, office, or nursery. The second bedroom also has its own full bathroom. Large laundry room with sink. Plenty of storage. Recess lighting. 2 A/C units and 1 new mini-split. This home sits on the golf course with beautiful backyard with resaca views. Plenty of trees for shade and relaxation on this 10,585 sqft. of lot size. Must see to appreciate!

6. 2026-06-14
   days on market $275,000 Active 30 DOM
7. 2026-06-13
   days on market $275,000 Active 29 DOM
8. 2026-06-10
   days on market $275,000 Active 27 DOM
9. 2026-06-09
   days on market $275,000 Active 26 DOM
10. 2026-06-08
    days on market $275,000 Active 25 DOM
11. 2026-06-07
    days on market $275,000 Active 24 DOM
12. 2026-06-05
    days on market $275,000 Active 21 DOM
13. 2026-06-03
    days on market $275,000 Active 20 DOM
14. 2026-06-02
    days on market $275,000 Active 19 DOM
15. 2026-06-01
    days on market $275,000 Active 18 DOM
16. 2026-05-31
    days on market $275,000 Active 17 DOM
17. 2026-05-30
    days on market $275,000 Active 16 DOM
18. 2026-05-14
    listed $275,000 Active 672-char remark
19. 2026-04-27
    listed $275,000 Active 580-char remark

    Show marketing remark (580 chars)

    This home features 3 bedrooms with 3 full bathrooms. It includes an open concept family room, dining area and office area. The primary bedroom has a walk-in closet, vanity area and an extra room that u can use as more closet space, office, or nursery. The second bedroom also has its own full bathroom. Large laundry room with sink. Plenty of storage. Recess lighting. 2 A/C units and 1 new mini-split. This home sits on the golf course with beautiful backyard with resaca views. Plenty of trees for shade and relaxation on this 10,585 sqft. of lot size. Must see to appreciate!

20. 2018-08-27
    soldstatus
21. 2018-08-24
    soldstatus

    Show marketing remark (653 chars)

    Lovely Family Home in a Golfers Paradise: This Remarkable Property is located in Front of the #4 Fairway on this Internationally known 18 Hole Championship Golf Course. This well kept Home has 3 Bedrooms, 3 Baths, 1 Car Carport, Features a Nursery off the Master Bedroom, Den or Family Room, Breakfast and a Large Living Room. Tile, and Carpet Flooring, Ceiling Fans, Wood/Faux Blinds. Home sits on nice Lot with a Breathtaking View of the #4 Fairway. 2 A/C Units. Come and Enjoy all the Community Amenities VICC has to offer; Swimming Pool, Fitness Room, Par 3 Golf Course, Restaurant, Club House, and of course the 18th Hole Championship Golf Course.

22. 2018-02-03
    listed $132,000

    Show marketing remark (653 chars)

    Lovely Family Home in a Golfers Paradise: This Remarkable Property is located in Front of the #4 Fairway on this Internationally known 18 Hole Championship Golf Course. This well kept Home has 3 Bedrooms, 3 Baths, 1 Car Carport, Features a Nursery off the Master Bedroom, Den or Family Room, Breakfast and a Large Living Room. Tile, and Carpet Flooring, Ceiling Fans, Wood/Faux Blinds. Home sits on nice Lot with a Breathtaking View of the #4 Fairway. 2 A/C Units. Come and Enjoy all the Community Amenities VICC has to offer; Swimming Pool, Fitness Room, Par 3 Golf Course, Restaurant, Club House, and of course the 18th Hole Championship Golf Course.

23. 2006-01-31
    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: $3,566 · $297/mo
• Projected year-2 tax: $4,850 · $404/mo
• Expected delta: +$1,284/yr (+$107/mo · 36.0%)

ⓘ 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 · 22 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: $24,313
• − Mortgage interest: −$14,844
• − Property taxes: −$3,566
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$7,709
• Taxable loss: −$7,021
• Est. tax savings @ 24.0%: +$1,685
• After-tax cash flow: $-675/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

+100.8% since first listed

8 events — show timeline

• 2026-06-15 Price Changed $265,000 RGVMLS
• 2026-06-15 Price Changed $265,000 MCALLENMLS
• 2026-05-14 Listed $275,000 MCALLENMLS
• 2026-04-27 Listed $275,000 RGVMLS
• 2018-08-27 Sold (Public Records) — Public Records
• 2018-08-24 Sold (MLS) — RGVMLS
• 2018-02-03 Listed $132,000 RGVMLS
• 2006-01-31 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $3,566 · +0.2% YoY. Source: county tax records.