10 Country Club Rd Unit A and B · Brownsville, TX 78520

$235,000

None bd · None ba · 1,599 sqft · Condo · 91 Days on market

Built 1979 Good condition ↓ 6% since listing

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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 +8.2/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +2.6/10.0
• DSCR +2.2/10.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investments opportunity! Remodeled and ready to move in. Main has 2 bedroom 2 bath all tile floors, granite counters, kitchen appliances included. It is vacant. Next door studio is open space with small kitchen, washer dryer inside full bath, mini split AC, closet, and built ins, this is leased for 1 yr at 1000 per month includes utilities. Must see. . seller motivated.

Key facts

• 6,097 sq ft lot
• 3 parking spots
• Built 1979

What this means for you Summary

Snapshot

• This is a condo listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (24.2% below list).
• Recommended offer: $178k (24.2% 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); Stell Middle (math 12% / reading 26%, grade F, #1,466 of 1,662 statewide, top 89%, 781 students, 96% FRL); Veterans Memorial Early College H S (math 33% / reading 69%, grade D+, #482 of 1,632 statewide, top 30%, 2,172 students, 65% FRL) — zoned schools at 81% FRL track the district average.
• Market conditions: Rents rising fast (+11.4%/yr); 348 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 43% 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 $2k of loan paydown is wiped out by about $7k 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 91 days — a 9% lower offer ($214k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,073 (24.2% 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 91 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.96%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.5%
• Equity multiple: 0.35×
• Total profit: $-42,480
• Equity at exit: $35,039

10-year hold

• IRR: -2.2%
• Equity multiple: 0.82×
• Total profit: $-11,867
• Equity at exit: $20,319

Cash invested: $65,800 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-217

Break-even live

Break-even rent $2,056

Max offer price $203,563

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-136	+0% $-217	+5% $-298	+10% $-380
Rent	-10% $-358	-5% $-288	+0% $-217	+5% $-147	+10% $-77
Rate	-1.0pp $-99	-0.5pp $-157	base $-217	+0.5pp $-278	+1.0pp $-340

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Country Club Rd Brownsville, TX	2.0	2.0	1200	$1,600	$1.33	22d	1	0.02mi
10 Country Club Rd Unit A Brownsville, TX	2.0	2.0	1200	$1,450	$1.21	45d	1	0.02mi
42 Fairway Dr Brownsville, TX	2.0	2.0	1300	$2,500	$1.92	22d	1	0.17mi
150 Country Club Rd Unit 2A Brownsville, TX	3.0	2.5	1971	$1,850	$0.94	45d	1	0.25mi
57 Los Mesquite Ln Brownsville, TX	2.0	2.0	1881	$1,650	$0.88	22d	1	0.27mi
17 Waterfront Dr Brownsville, TX	3.0	3.0	2130	$1,900	$0.89	45d	1	0.28mi
142 Country Club Rd Brownsville, TX	3.0	2.5	1460	$1,800	$1.23	45d	1	0.30mi
322 McFadden Dr Unit 14 Brownsville, TX	3.0	3.0	1850	$2,200	$1.19	45d	1	0.33mi
714 Continental Dr #3 Brownsville, TX	3.0	2.5	1482	$2,400	$1.62	45d	1	0.40mi
2901 Central Blvd Unit 202 Brownsville, TX	2.0	2.0	1176	$1,400	$1.19	22d	1	0.42mi
715 Continental Dr #3 Brownsville, TX	3.0	2.5	1664	$2,000	$1.20	15d	1	0.44mi
524 Wildrose Ln #1 Brownsville, TX	3.0	2.5	2134	$2,300	$1.08	22d	1	0.52mi
2950 McAllen Rd #6 Brownsville, TX	3.0	3.5	1900	$2,600	$1.37	22d	1	0.75mi
424 Gilson Rd Brownsville, TX	3.0	2.0	1399	$1,500	$1.07	45d	1	0.82mi
375 Media Luna Rd Brownsville, TX	1.0–3.0	1.0–2.0	940	$1,202	$1.28	15d	2	0.83mi
2425 Barnard Rd Brownsville, TX	1.0–2.0	1.0–2.0	886	$1,165	$1.31	15d	12	0.90mi
2425 Barnard Rd Unit A-13 Brownsville, TX	2.0	2.0	1137	$1,250	$1.10	45d	1	0.90mi
2425 Barnard Rd Unit ujnit 1-A Brownsville, TX	3.0	1.5	1300	$1,600	$1.23	45d	1	0.90mi
184 Stars Ave Unit 7 Brownsville, TX	3.0	2.0	1450	$1,900	$1.31	22d	1	1.03mi
1150 Quail Hollow Dr Brownsville, TX	3.0	2.5	1333	$1,950	$1.46	22d	1	1.05mi
1904 Central Blvd Brownsville, TX	1.0–3.0	1.0–2.0	1046	$888	$0.85	45d	9	1.06mi
3 Conquistador Dr Lot 3 Brownsville, TX	3.0	2.0	1750	$2,500	$1.43	15d	1	1.06mi
2998 San Miguel Cir Brownsville, TX	3.0	2.5	2044	$2,300	$1.13	22d	1	1.09mi
234 Emerald Ln Lot 4 Brownsville, TX	3.0	2.0	1170	$1,850	$1.58	22d	1	1.09mi
3016 San Miguel Cir Brownsville, TX	3.0	2.5	2044	$2,200	$1.08	45d	1	1.11mi
2100 Laredo Rd Brownsville, TX	1.0–2.0	1.0–2.0	976	$1,540	$1.58	15d	6	1.14mi
2034 Toluca Dr Brownsville, TX	3.0	2.0	1669	$2,000	$1.20	22d	1	1.16mi
95 Poinciana Dr Brownsville, TX	2.0–3.0	2.0	1218	$1,500	$1.23	15d	2	1.19mi
95 Poinciana Dr Brownsville, TX	1.0–3.0	1.5–2.0	1130	$2,075	$1.84	45d	2	1.19mi
35 La Paz Ct Brownsville, TX	3.0	2.5	1660	$1,900	$1.14	15d	1	1.20mi
401 Boca Chica Blvd Unit 505 Brownsville, TX	2.0	1.5	1152	$1,200	$1.04	45d	1	1.23mi
404 Boca Chica Blvd Brownsville, TX	2.0	2.0	1600	$1,450	$0.91	22d	1	1.31mi
2100 W San Marcelo Blvd Brownsville, TX	2.0–3.0	2.0–2.5	1069	$1,450	$1.36	45d	2	1.33mi
1405 Harvard Ave Brownsville, TX	3.0	2.0	1426	$1,700	$1.19	45d	1	1.36mi
15 Valles Ct Brownsville, TX	3.0	2.0	1715	$2,350	$1.37	15d	1	1.36mi
1617 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1179	$1,900	$1.61	22d	1	1.46mi
1618 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1073	$1,700	$1.58	45d	1	1.48mi
1604 Yale Ave Brownsville, TX	3.0	1.0	1316	$1,800	$1.37	22d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-03
   statusdays on market $235,000 Pending 91 DOM
2. 2026-06-02
   days on market $235,000 Active 90 DOM
3. 2026-06-01
   days on market $235,000 Active 89 DOM
4. 2026-05-31
   days on market $235,000 Active 88 DOM
5. 2026-05-30
   days on market $235,000 Active 87 DOM
6. 2026-04-06
   price $235,000 373-char remark

   Show marketing remark (373 chars)

   Investments opportunity! Remodeled and ready to move in. Main has 2 bedroom 2 bath all tile floors, granite counters, kitchen appliances included. It is vacant. Next door studio is open space with small kitchen, washer dryer inside full bath, mini split AC, closet, and built ins, this is leased for 1 yr at 1000 per month includes utilities. Must see. . seller motivated.

7. 2026-03-04
   listed $239,000 Active 373-char remark

   Show marketing remark (373 chars)

   Investments opportunity! Remodeled and ready to move in. Main has 2 bedroom 2 bath all tile floors, granite counters, kitchen appliances included. It is vacant. Next door studio is open space with small kitchen, washer dryer inside full bath, mini split AC, closet, and built ins, this is leased for 1 yr at 1000 per month includes utilities. Must see. . seller motivated.

8. 2026-01-24
   price $245,000
9. 2025-12-15
   price $249,000
10. 2025-12-03
    price $245,000
11. 2025-11-13
    price $249,000

ⓘ 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 ≥110°F today · 23 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: $21,369
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$6,836
• Taxable loss: −$6,750
• Est. tax savings @ 24.0%: +$1,620
• After-tax cash flow: $-987/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 · 13 photos

Good 80/100 Cosmetic rehab

This multi-family property is in good condition with recent renovations, offering a move-in-ready experience for both buyers and renters.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental appeal ↑

ⓘ 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

-5.6% since first listed

6 events — show timeline

• 2026-04-06 Price Changed $235,000 RGVMLS
• 2026-03-04 Listed $239,000 RGVMLS
• 2026-01-24 Price Changed $245,000 RGVMLS
• 2025-12-15 Price Changed $249,000 RGVMLS
• 2025-12-03 Price Changed $245,000 RGVMLS
• 2025-11-13 Price Changed $249,000 RGVMLS