1646 Arthur St · Brownsville, TX 78521

$135,000

4 bd · 1.5 ba · 996 sqft · SingleFamily public records · 245 Days on market

Built 1940 3,750 sqft lot $136/sqft · 18% below area Est $165k · 18% under ↓ 13% since listing

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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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.0/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER FINANCING AVAILABLE! Come see this fully remodeled charmer in the heart of Brownsville! This cozy starter home features a brand-new kitchen and a roof replaced in 2024 for added peace of mind. The home offers two bedrooms downstairs and two bedrooms upstairs, providing flexible living space to fit your needs. Recent upgrades include a mini-split system installed in December 2025, a new water heater installed in 2025, and an updated electrical box in 2025. Enjoy a spacious front yard and a great backyard perfect for gardening, entertaining, or relaxing outdoors. Conveniently located just 2 minutes from the expressway!

Key facts

• Spacious front yard
• Fully remodeled
• New kitchen

Tags

• FULLY REMODELED
• NEW KITCHEN
• REPLACED ROOF
• SPACIOUS FRONT YARD
• GREAT BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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-.
• 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.
• Market conditions: Rents rising fast (+8.2%/yr); 365 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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 1940 — 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. 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 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: 1.10% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 7.5

CMA / ARV

• ARV (median comp): $164,942
• List price: $135,000
• Delta: -18.15%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,948
• Equity at exit: $20,129

10-year hold

• IRR: 16.4%
• Equity multiple: 2.65×
• Total profit: $62,401
• Equity at exit: $11,672

Cash invested: $37,800 (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 78521

• Home prices YoY: -26.0%
• Rents YoY: 8.2%
• Active inventory: 365
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,491 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $282

Break-even live

Break-even rent $1,134

Max offer price $135,000

Occupancy floor 76%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Truman Dr Unit B Brownsville, TX	3.0	1.0	960	$975	$1.02	43d	1	0.83mi

Listing history 25 events

1. 2026-06-18
   days on market $135,000 Active 245 DOM
2. 2026-06-17
   days on market $135,000 Active 244 DOM
3. 2026-06-16
   days on market $135,000 Active 243 DOM
4. 2026-06-15
   days on market $135,000 Active 242 DOM
5. 2026-06-14
   days on market $135,000 Active 240 DOM
6. 2026-06-13
   days on market $135,000 Active 239 DOM
7. 2026-06-10
   days on market $135,000 Active 237 DOM
8. 2026-06-09
   days on market $135,000 Active 236 DOM
9. 2026-06-08
   days on market $135,000 Active 235 DOM
10. 2026-06-07
    days on market $135,000 Active 234 DOM
11. 2026-06-05
    days on market $135,000 Active 231 DOM
12. 2026-06-03
    days on market $135,000 Active 230 DOM
13. 2026-06-02
    days on market $135,000 Active 229 DOM
14. 2026-06-01
    days on market $135,000 Active 228 DOM
15. 2026-05-31
    days on market $135,000 Active 227 DOM
16. 2026-05-30
    days on market $135,000 Active 226 DOM
17. 2026-04-26
    price $135,000 630-char remark

    Show marketing remark (630 chars)

    OWNER FINANCING AVAILABLE! Come see this fully remodeled charmer in the heart of Brownsville! This cozy starter home features a brand-new kitchen and a roof replaced in 2024 for added peace of mind. The home offers two bedrooms downstairs and two bedrooms upstairs, providing flexible living space to fit your needs. Recent upgrades include a mini-split system installed in December 2025, a new water heater installed in 2025, and an updated electrical box in 2025. Enjoy a spacious front yard and a great backyard perfect for gardening, entertaining, or relaxing outdoors. Conveniently located just 2 minutes from the expressway!

18. 2026-01-24
    status Active 630-char remark

    Show marketing remark (630 chars)

    OWNER FINANCING AVAILABLE! Come see this fully remodeled charmer in the heart of Brownsville! This cozy starter home features a brand-new kitchen and a roof replaced in 2024 for added peace of mind. The home offers two bedrooms downstairs and two bedrooms upstairs, providing flexible living space to fit your needs. Recent upgrades include a mini-split system installed in December 2025, a new water heater installed in 2025, and an updated electrical box in 2025. Enjoy a spacious front yard and a great backyard perfect for gardening, entertaining, or relaxing outdoors. Conveniently located just 2 minutes from the expressway!

19. 2025-12-22
    status Pending 630-char remark

    Show marketing remark (630 chars)

    OWNER FINANCING AVAILABLE! Come see this fully remodeled charmer in the heart of Brownsville! This cozy starter home features a brand-new kitchen and a roof replaced in 2024 for added peace of mind. The home offers two bedrooms downstairs and two bedrooms upstairs, providing flexible living space to fit your needs. Recent upgrades include a mini-split system installed in December 2025, a new water heater installed in 2025, and an updated electrical box in 2025. Enjoy a spacious front yard and a great backyard perfect for gardening, entertaining, or relaxing outdoors. Conveniently located just 2 minutes from the expressway!

20. 2025-11-26
    price $139,999 630-char remark

    Show marketing remark (630 chars)

    OWNER FINANCING AVAILABLE! Come see this fully remodeled charmer in the heart of Brownsville! This cozy starter home features a brand-new kitchen and a roof replaced in 2024 for added peace of mind. The home offers two bedrooms downstairs and two bedrooms upstairs, providing flexible living space to fit your needs. Recent upgrades include a mini-split system installed in December 2025, a new water heater installed in 2025, and an updated electrical box in 2025. Enjoy a spacious front yard and a great backyard perfect for gardening, entertaining, or relaxing outdoors. Conveniently located just 2 minutes from the expressway!

21. 2025-10-21
    price $144,999 630-char remark

    Show marketing remark (630 chars)

    OWNER FINANCING AVAILABLE! Come see this fully remodeled charmer in the heart of Brownsville! This cozy starter home features a brand-new kitchen and a roof replaced in 2024 for added peace of mind. The home offers two bedrooms downstairs and two bedrooms upstairs, providing flexible living space to fit your needs. Recent upgrades include a mini-split system installed in December 2025, a new water heater installed in 2025, and an updated electrical box in 2025. Enjoy a spacious front yard and a great backyard perfect for gardening, entertaining, or relaxing outdoors. Conveniently located just 2 minutes from the expressway!

22. 2025-09-13
    listed $155,000 Active 630-char remark

    Show marketing remark (630 chars)

    OWNER FINANCING AVAILABLE! Come see this fully remodeled charmer in the heart of Brownsville! This cozy starter home features a brand-new kitchen and a roof replaced in 2024 for added peace of mind. The home offers two bedrooms downstairs and two bedrooms upstairs, providing flexible living space to fit your needs. Recent upgrades include a mini-split system installed in December 2025, a new water heater installed in 2025, and an updated electrical box in 2025. Enjoy a spacious front yard and a great backyard perfect for gardening, entertaining, or relaxing outdoors. Conveniently located just 2 minutes from the expressway!

23. 2021-04-20
    soldstatus
24. 1994-08-15
    soldstatus
25. 1994-02-23
    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: $1,580 · $132/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$891/yr (+$74/mo · 56.4%)

ⓘ 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 · 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: $17,888
• − Mortgage interest: −$7,562
• − Property taxes: −$1,580
• − Insurance: −$675
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$3,927
• Taxable income: $1,282
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $3,074/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

-12.9% since first listed

9 events — show timeline

• 2026-04-26 Price Changed $135,000 RGVMLS
• 2026-01-24 Relisted — RGVMLS
• 2025-12-22 Pending — RGVMLS
• 2025-11-26 Price Changed $139,999 RGVMLS
• 2025-10-21 Price Changed $144,999 RGVMLS
• 2025-09-13 Listed $155,000 RGVMLS
• 2021-04-20 Sold (Public Records) — Public Records
• 1994-08-15 Sold (Public Records) — Public Records
• 1994-02-23 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,580 · -8.9% YoY. Source: county tax records.