1524 Morton St · Brownsville, TX 78521

$154,900

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 490 Days on market

Built 1971 3,600 sqft lot $126/sqft · 36% above area Est $114k · 36% 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 +19.4/30.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner Finance, This nice and cozy Remodeled New roof 3 bad 2 bath a huge master bedroom with full bath and walking closet, laundry room back yard with mango tree etc, a Must see!

Key facts

• 3,600 sq ft lot
• Built 1971
• Listed 490 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $173 ($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 $149k (4.1% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Canales El (math 8% / reading 22%, grade F, #4,021 of 4,322 statewide, top 94%, 654 students, 97% FRL); Faulk Middle (math 20% / reading 31%, grade F, #1,236 of 1,662 statewide, top 76%, 976 students, 99% FRL); Porter Early College H S (math 23% / reading 32%, grade F, #1,183 of 1,632 statewide, top 73%, 1,814 students, 94% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 366 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent runs 40% of the median local income ($45k/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 $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 490 days — a 12% lower offer ($136k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 490 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.96% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (median comp): $114,220
• List price: $154,900
• Delta: 35.62%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1645 E Ringgold St	0.43mi	2/2.0 (-1)	1,350 (+10%)	1mo	$95,000	$70	58
225 Shary Ave	0.41mi	4/1.5 (+1)	1,412 (+15%)	8mo	$79,900	$57	43

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,259
• Equity at exit: $23,096

10-year hold

• IRR: 10.8%
• Equity multiple: 2.02×
• Total profit: $44,378
• Equity at exit: $13,393

Cash invested: $43,372 (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 78521

• Home prices YoY: -26.0%
• Rents YoY: 8.2%
• Active inventory: 366
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$812
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $173

Break-even live

Break-even rent $1,267

Max offer price $154,900

Occupancy floor 83%

Sensitivity live

Price	-10% $261	-5% $217	+0% $173	+5% $129	+10% $85
Rent	-10% $56	-5% $114	+0% $173	+5% $232	+10% $290
Rate	-1.0pp $251	-0.5pp $212	base $173	+0.5pp $133	+1.0pp $92

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2024 E 19th St Brownsville, TX	3.0	1.0	1259	$2,000	$1.59	23d	1	0.43mi
515 Mc Davitt Blvd Brownsville, TX	4.0	2.0	1272	$1,300	$1.02	45d	1	0.60mi
835 E Taylor St Unit B Brownsville, TX	3.0	2.0	1150	$1,550	$1.35	45d	1	0.67mi
3075 E 23rd St Brownsville, TX	3.0	2.0	1350	$1,375	$1.02	45d	1	0.72mi
508 Truman Dr Unit B Brownsville, TX	3.0	1.0	960	$975	$1.02	45d	1	0.90mi
913 E Jefferson St Unit D Brownsville, TX	2.0	2.0	1052	$1,400	$1.33	23d	1	1.04mi
1900 W University Blvd #3012 Brownsville, TX	2.0	2.0	980	$1,000	$1.02	45d	1	1.20mi
1900 W University Blvd Brownsville, TX	2.0	1.0	950	$1,300	$1.37	45d	1	1.20mi
634 E 6th St Apt 2 Brownsville, TX	2.0	1.0	713	$1,000	$1.40	45d	1	1.23mi
2573 Rockwell Dr Unit 1C Brownsville, TX	2.0	1.0	975	$1,100	$1.13	45d	1	1.31mi
2573 Rockwell Dr Unit 2E Brownsville, TX	2.0	1.0	875	$1,000	$1.14	23d	1	1.31mi
3744 Boca Chica Blvd Unit 100F Brownsville, TX	2.0	2.0	980	$1,500	$1.53	23d	1	1.45mi
50 Galonsky St Unit 3 Brownsville, TX	2.0	2.0	952	$1,100	$1.16	45d	1	1.48mi

Listing history 22 events

1. 2026-06-22
   days on market $154,900 Active 490 DOM
2. 2026-06-18
   days on market $154,900 Active 487 DOM
3. 2026-06-17
   days on market $154,900 Active 486 DOM
4. 2026-06-16
   days on market $154,900 Active 485 DOM
5. 2026-06-15
   days on market $154,900 Active 484 DOM
6. 2026-06-14
   days on market $154,900 Active 482 DOM
7. 2026-06-13
   days on market $154,900 Active 481 DOM
8. 2026-06-10
   days on market $154,900 Active 479 DOM
9. 2026-06-09
   days on market $154,900 Active 478 DOM
10. 2026-06-09
    days on market $154,900 Active 477 DOM
11. 2026-06-07
    days on market $154,900 Active 476 DOM
12. 2026-06-05
    days on market $154,900 Active 473 DOM
13. 2026-06-03
    days on market $154,900 Active 472 DOM
14. 2026-06-02
    days on market $154,900 Active 471 DOM
15. 2026-06-01
    days on market $154,900 Active 470 DOM
16. 2026-05-31
    days on market $154,900 Active 469 DOM
17. 2026-05-30
    days on market $154,900 Active 468 DOM
18. 2025-02-16
    listed $154,900 Active 179-char remark

    Show marketing remark (179 chars)

    Owner Finance, This nice and cozy Remodeled New roof 3 bad 2 bath a huge master bedroom with full bath and walking closet, laundry room back yard with mango tree etc, a Must see!

19. 2018-11-26
    soldstatus
20. 2014-11-12
    soldstatus
21. 2014-09-30
    soldstatus
22. 2007-05-25
    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: $1,486 · $124/mo
• Projected year-2 tax: $2,835 · $236/mo
• Expected delta: +$1,348/yr (+$112/mo · 90.7%)

ⓘ 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 · 25 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: $17,827
• − Mortgage interest: −$8,677
• − Property taxes: −$1,486
• − Insurance: −$774
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$4,506
• Taxable loss: −$469
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $2,187/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): 87,380
• Household income: $44,509
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 2682.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 45% White 3%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 30% · Canada
• Languages at home: 12% English-only · Spanish 88%

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: ▼ -81.45%
• Current HPI: 232.1072
• Rent YoY: ▲ 8.19%
• 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 events — show timeline

• 2025-02-16 Listed $154,900 RGVMLS
• 2018-11-26 Sold (Public Records) — Public Records
• 2014-11-12 Sold (Public Records) — Public Records
• 2014-09-30 Sold (Public Records) — Public Records
• 2007-05-25 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,486 · -13.4% YoY. Source: county tax records.