7137 Calles Ave · Brownsville, TX 78575

$325,000

None bd · None ba · 2,025 sqft · MultiFamily · 71 Days on market

Built 2026 Fair condition 2,760 sqft lot

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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 +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +2.3/10.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great Investment property. 2 Bedroom one and a half bath each side. Unit A has 1025 sq ft living. Unit B has 1000 sq ft living. Each unit has its own water meter.

Key facts

• 2,760 sq ft lot
• Built 2026
• Listed 70 days

What this means for you Summary

Snapshot

• This is a multifamily listed at $325k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $274 ($3k/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 $319k (1.8% below list).
• Recommended offer: $306k (6.0% 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-.
• Los Fresnos CISD (suburban): math 34% / reading 44% proficiency, ranked #444 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 71 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-35,158
• Equity at exit: $48,459

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-7,940
• Equity at exit: $28,100

Cash invested: $91,000 (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 78575

• Home prices YoY: -2.2%
• Active inventory: 75
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $3,190 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $274

Break-even live

Break-even rent $2,843

Max offer price $325,000

Occupancy floor 86%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,190
Total (2 units)			$3,190

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6654 Pino Azul Brownsville, TX	3.0	2.0	1433	$1,900	$1.33	43d	1	0.29mi
7029 Austrian Pne Brownsville, TX	3.0	2.0	1676	$2,000	$1.19	21d	1	0.47mi
6919 Blue Spruce St Brownsville, TX	3.0	2.0	1451	$1,750	$1.21	43d	1	0.60mi
7072 Lago Vista Blvd Brownsville, TX	3.0	3.0	2473	$3,200	$1.29	21d	1	0.88mi
1930 Castillo St Olmito, TX	3.0	2.0	1628	$2,400	$1.47	21d	1	0.95mi
1930 Castellano Cir Brownsville, TX	3.0	2.0	1572	$2,400	$1.53	43d	1	0.95mi
2153 Grove Ln Brownsville, TX	3.0	2.0	1846	$1,950	$1.06	21d	1	1.41mi
2101 El Dorado Ave Rancho Viejo, TX	3.0	2.0	1420	$1,600	$1.13	13d	1	1.41mi
2373 Grove Ln Brownsville, TX	3.0	2.0	1473	$2,500	$1.70	21d	1	1.41mi
2515 El Dorado Ave Rancho Viejo, TX	3.0	2.0	1420	$1,550	$1.09	13d	1	1.41mi
7425 Lake Havasu Brownsville, TX	3.0	2.0	1786	$2,700	$1.51	13d	1	1.43mi
7425 Lake Havasu Brownsville, TX	3.0	2.0	1786	$2,700	$1.51	21d	1	1.43mi

Listing history 13 events

1. 2026-06-10
   days on market $325,000 Active 71 DOM
2. 2026-06-09
   days on market $325,000 Active 70 DOM
3. 2026-06-09
   days on market $325,000 Active 69 DOM
4. 2026-06-05
   days on market $325,000 Active 67 DOM
5. 2026-05-31
   days on market $325,000 Active 66 DOM
6. 2026-05-30
   days on market $325,000 Active 65 DOM
7. 2026-05-12
   status Active 162-char remark

   Show marketing remark (162 chars)

   Great Investment property. 2 Bedroom one and a half bath each side. Unit A has 1025 sq ft living. Unit B has 1000 sq ft living. Each unit has its own water meter.

8. 2026-04-28
   historical 162-char remark

   Show marketing remark (162 chars)

   Great Investment property. 2 Bedroom one and a half bath each side. Unit A has 1025 sq ft living. Unit B has 1000 sq ft living. Each unit has its own water meter.

9. 2026-04-21
   status Active 162-char remark

   Show marketing remark (162 chars)

   Great Investment property. 2 Bedroom one and a half bath each side. Unit A has 1025 sq ft living. Unit B has 1000 sq ft living. Each unit has its own water meter.

10. 2026-04-21
    historical 162-char remark

    Show marketing remark (162 chars)

    Great Investment property. 2 Bedroom one and a half bath each side. Unit A has 1025 sq ft living. Unit B has 1000 sq ft living. Each unit has its own water meter.

11. 2026-04-13
    status Active 162-char remark

    Show marketing remark (162 chars)

    Great Investment property. 2 Bedroom one and a half bath each side. Unit A has 1025 sq ft living. Unit B has 1000 sq ft living. Each unit has its own water meter.

12. 2026-04-13
    historical 162-char remark

    Show marketing remark (162 chars)

    Great Investment property. 2 Bedroom one and a half bath each side. Unit A has 1025 sq ft living. Unit B has 1000 sq ft living. Each unit has its own water meter.

13. 2026-03-12
    listed $325,000 Active 162-char remark

    Show marketing remark (162 chars)

    Great Investment property. 2 Bedroom one and a half bath each side. Unit A has 1025 sq ft living. Unit B has 1000 sq ft living. Each unit has its own water meter.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,280
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,062
• − Management: −$3,062
• − Depreciation: −$9,455
• Taxable loss: −$2,004
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $3,770/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 · 2 photos

Fair 45/100 Cosmetic rehab

A well-maintained multi-family property with good exterior and roof condition. Exterior painting and landscaping would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and property value
• Both Landscaping — Improves curb appeal and enhances property value
• Both Interior updates — Improves living space and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and property value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Interior updates — Improves living space and enhances property value ↑

ⓘ 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: Los Fresnos CISD
• NCES district ID: 4828290
• Math proficiency: 34% ▼ -30.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $42,586
• Composite: 32.92/100
• National rank: #5601
• State rank: #444 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
• City population: 212,132
• Population (ZIP): 4,728

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 (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 36% White 19% Asian 3%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 28% · Canada, China, Dominican Republic
• Languages at home: 27% English-only · Spanish 70% Chinese 1% Other Indo-European 1%

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: ▼ -5.34%
• Current HPI: 240.4582
• Rent YoY: —
• Metro: —
• 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

7 events — show timeline

• 2026-05-12 Relisted — RGVMLS
• 2026-04-28 Delisted — RGVMLS
• 2026-04-21 Relisted — RGVMLS
• 2026-04-21 Delisted — RGVMLS
• 2026-04-13 Relisted — RGVMLS
• 2026-04-13 Delisted — RGVMLS
• 2026-03-12 Listed $325,000 RGVMLS