741 Milpa Verde · Brownsville, TX 78521

$100,000

3 bd · 1.0 ba · 929 sqft · SingleFamily public records · 208 Days on market

Built 1970 Fair condition 5,929 sqft lot $108/sqft · 38% below area Est $165k · 39% under ↓ 4% since listing

---

Why this score? — see what drove the B+ 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multi-family zoned property with great potential. This home is in need of TLC, ideal for investors or buyers looking to renovate and make it their own. Selling as-is. Motivated seller!

Key facts

• 5,929 sq ft lot
• Built 1970
• Listed 207 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 5.1% 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: Garza El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 238 students, 99% FRL); Besteiro Middle (math 14% / reading 28%, grade F, #1,387 of 1,662 statewide, top 85%, 575 students, 98% FRL); Lopez Early College H S (math 20% / reading 39%, grade F, #1,112 of 1,632 statewide, top 70%, 1,831 students, 95% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 468 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 34% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($88k) 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 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 1970 — 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. 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: 1.27% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.69%
• DSCR: 1.65
• GRM: 6.6

CMA / ARV

• ARV (median comp): $165,024
• List price: $100,000
• Delta: -39.40%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6274 Monte Bonito Dr	2.23mi	3/1.0	925 (-0%)	7mo	$160,000	$173	58
3013 Alameda Dr	1.17mi	3/1.0	888 (-4%)	14mo	$90,000	$101	46
155 Sunrise Ln	1.56mi	3/2.0	1,162 (+25%)	2mo	$180,000	$155	35
2844 E 31st St	0.75mi	3/1.0	1,200 (+29%)	8mo	$168,000	$140	33
5441 Amatista Dr	1.32mi	3/2.0	1,184 (+27%)	4mo	$119,000	$101	33
1702 E Harrison St	2.22mi	2/2.0 (-1)	911 (-2%)	42mo	$124,900	$137	33
1949 La Posada Dr	1.13mi	3/1.0	999 (+8%)	43mo	$129,000	$129	32
6674 Monte Bello Cir	2.20mi	4/3.0 (+1)	1,157 (+24%)	1mo	$128,000	$111	26
4518 Del Dr	0.61mi	2/1.0 (-1)	813 (-12%)	25mo	$129,900	$160	26
401 Ringgold Rd #207	2.20mi	2/1.0 (-1)	839 (-10%)	52mo	$79,000	$94	24
4508 Palma Blanca Dr	0.72mi	3/2.0	1,121 (+21%)	38mo	$180,000	$161	17

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: 10.6%
• Equity multiple: 1.44×
• Total profit: $12,348
• Equity at exit: $14,910

10-year hold

• IRR: 23.3%
• Equity multiple: 3.48×
• Total profit: $69,464
• Equity at exit: $8,646

Cash invested: $28,000 (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 →

Active competition Active MLS

• For sale now: 10 active · 4 under contract
• Median asking: $142,500 ($151/sqft)
• Median days on market: 69 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +17.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78521

• Home prices YoY: -26.0%
• Rents YoY: 8.2%
• Active inventory: 468
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,272 high
• Mortgage (P&I): −$524
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $343

Break-even live

Break-even rent $838

Max offer price $100,000

Occupancy floor 68%

Sensitivity live

Price	-10% $399	-5% $371	+0% $343	+5% $314	+10% $286
Rent	-10% $242	-5% $292	+0% $343	+5% $393	+10% $443
Rate	-1.0pp $393	-0.5pp $368	base $343	+0.5pp $317	+1.0pp $290

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2954 Impala Dr Brownsville, TX	2.0	2.0	800	$1,200	$1.50	93d	1	0.61mi
4995 Alexa Rd Unit B Brownsville, TX	3.0	2.0	1063	$1,750	$1.65	93d	1	0.74mi
224 Morningside Rd Unit 3 Brownsville, TX	2.0	1.0	640	$1,200	$1.88	63d	1	0.76mi
1898 Morningside Rd Unit 4 Brownsville, TX	2.0	1.0	756	$800	$1.06	93d	1	0.95mi
824 S Central Ave Brownsville, TX	2.0	1.0	640	$1,200	$1.88	93d	1	1.05mi
5824 Southmost Rd Unit 132 Brownsville, TX	3.0	1.5	1100	$995	$0.90	93d	1	1.17mi
2150 Minnesota Ave Brownsville, TX	1.0–2.0	1.0	782	$990	$1.27	93d	1	1.19mi
508 Truman Dr Unit B Brownsville, TX	3.0	1.0	960	$975	$1.02	93d	1	1.19mi
1919 Taxco Dr Brownsville, TX	3.0	1.0	1024	$1,300	$1.27	70d	1	1.23mi
1010 Apollo Ave Unit 13 Brownsville, TX	2.0	1.0	800	$795	$0.99	93d	1	1.24mi
765 Billy Mitchell Blvd Ste 11 Brownsville, TX	2.0	1.0	800	$825	$1.03	70d	1	1.32mi

Listing history 50 events

1. 2026-08-08
   days on market $100,000 Active 208 DOM
2. 2026-08-07
   days on market $100,000 Active 207 DOM
3. 2026-08-06
   days on market $100,000 Active 206 DOM
4. 2026-08-05
   days on market $100,000 Active 205 DOM
5. 2026-08-04
   days on market $100,000 Active 204 DOM
6. 2026-08-03
   days on market $100,000 Active 203 DOM
7. 2026-07-31
   days on market $100,000 Active 200 DOM
8. 2026-07-29
   days on market $100,000 Active 198 DOM
9. 2026-07-27
   days on market $100,000 Active 196 DOM
10. 2026-07-25
    days on market $100,000 Active 194 DOM
11. 2026-07-24
    days on market $100,000 Active 193 DOM
12. 2026-07-23
    days on market $100,000 Active 192 DOM
13. 2026-07-22
    days on market $100,000 Active 191 DOM
14. 2026-07-21
    days on market $100,000 Active 190 DOM
15. 2026-07-18
    days on market $100,000 Active 187 DOM
16. 2026-07-16
    days on market $100,000 Active 185 DOM
17. 2026-07-16
    pricedays on market $100,000 Active 184 DOM
18. 2026-07-14
    days on market $110,000 Active 183 DOM
19. 2026-07-13
    days on market $110,000 Active 182 DOM
20. 2026-07-12
    days on market $110,000 Active 181 DOM
21. 2026-07-11
    days on market $110,000 Active 180 DOM
22. 2026-07-10
    pricedays on market $110,000 Active 179 DOM
23. 2026-07-09
    days on market $120,000 Active 178 DOM
24. 2026-07-08
    days on market $120,000 Active 177 DOM
25. 2026-07-07
    days on market $120,000 Active 176 DOM
26. 2026-07-06
    days on market $120,000 Active 175 DOM
27. 2026-07-05
    days on market $120,000 Active 174 DOM
28. 2026-07-04
    days on market $120,000 Active 173 DOM
29. 2026-07-03
    days on market $120,000 Active 172 DOM
30. 2026-07-02
    days on market $120,000 Active 171 DOM
31. 2026-07-01
    days on market $120,000 Active 170 DOM
32. 2026-06-30
    days on market $120,000 Active 169 DOM
33. 2026-06-29
    days on market $120,000 Active 168 DOM
34. 2026-06-28
    days on market $120,000 Active 167 DOM
35. 2026-06-28
    days on market $120,000 Active 166 DOM
36. 2026-06-27
    days on market $120,000 Active 165 DOM
37. 2026-06-25
    days on market $120,000 Active 163 DOM
38. 2026-06-23
    days on market $120,000 Active 161 DOM
39. 2026-06-22
    days on market $120,000 Active 160 DOM
40. 2026-06-18
    days on market $120,000 Active 157 DOM
41. 2026-06-17
    days on market $120,000 Active 156 DOM
42. 2026-06-16
    pricedays on market $120,000 Active 155 DOM
43. 2026-06-15
    days on market $130,000 Active 154 DOM
44. 2026-06-14
    days on market $130,000 Active 152 DOM
45. 2026-06-13
    days on market $130,000 Active 151 DOM
46. 2026-06-10
    days on market $130,000 Active 149 DOM
47. 2026-06-09
    days on market $130,000 Active 148 DOM
48. 2026-06-08
    days on market $130,000 Active 147 DOM
49. 2026-06-07
    days on market $130,000 Active 146 DOM
50. 2026-06-05
    days on market $130,000 Active 143 DOM

ⓘ 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: $1,154 · $96/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$676/yr (+$56/mo · 58.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 26 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: $15,266
• − Mortgage interest: −$5,602
• − Property taxes: −$1,154
• − Insurance: −$500
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$2,909
• Taxable income: $2,658
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $3,475/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $23,225–$41,805 screening

This single-family home requires moderate renovations, focusing on updating the kitchen and bathroom, and improving the landscaping to increase its resale and rental value.

Repairs flagged

• Minor kitchen appliances — The appliances appear outdated and may need replacement.
• Minor bathroom fixtures — The fixtures are basic and may need updating.

Value-add opportunities

• Resale Kitchen appliances — Upgrading the kitchen appliances will attract more buyers. ↑
• Resale Bathroom fixtures — Updating the bathroom fixtures will improve the home's appeal. ↑
• Both Landscaping — A well-maintained yard will enhance curb appeal and attract more renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Garza El F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Besteiro Middle F TX #1,387/1,662 Nat'l #11,464/14,009 High Lopez Early College H S F TX #1,112/1,632 Nat'l #11,215/17,239

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

B Composite livability gradescore 79/100

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 · 441,603 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: 9% of renters

---

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

-3.7% since first listed

2 events — show timeline

• 2026-03-29 Price Changed $130,000 RGVMLS
• 2026-01-12 Listed $135,000 RGVMLS

Property tax history

+3.8%/yr

Latest (2025): $1,154 · +0.2% YoY. Source: county tax records.