3236 Resaca Vista Dr · Brownsville, TX 78526

$199,999

3 bd · 2.0 ba · 1,175 sqft · SingleFamily public records · 23 Days on market

Built 2006 4,947 sqft lot

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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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This home features 3 bedrooms and 2 baths. Indoor laundry room. Granite countertops. The garage has been closed in and converted into an extra room adding 308 sqft to the living area making the total living area 1483 sqft.

Key facts

• Extra room
• Indoor laundry room
• Granite countertops

Tags

• INDOOR LAUNDRY ROOM
• GRANITE COUNTERTOPS
• EXTRA ROOM

Property features AI

Exterior

• Home design: Single-family residence (house); Single-story
• Construction: Brick veneer exterior; Slab foundation
• Exterior features: Composition roof; Located in the Resaca Vista subdivision

Interior

• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $163 ($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 $199k (0.3% below list).
• Recommended offer: $197k (1.5% 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: 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: Gallegos El (math 32% / reading 42%, grade F, #1,769 of 4,322 statewide, top 44%, 396 students, 99% FRL); Garcia Middle (math 17% / reading 33%, grade F, #1,258 of 1,662 statewide, top 77%, 893 students, 87% FRL); Rivera Early College H S (math 12% / reading 38%, grade F, #1,250 of 1,632 statewide, top 77%, 2,254 students, 84% FRL).
• Market conditions: Rents rising (+2.8%/yr); 413 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 34% of the median local income ($71k/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 $6k 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 23 days — a 2% lower offer ($197k) 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 $196,999 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-22,432
• Equity at exit: $29,821

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-7,840
• Equity at exit: $17,292

Cash invested: $56,000 (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 78526

• Home prices YoY: -12.1%
• Rents YoY: 2.8%
• Active inventory: 413
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$280 /mo · $3,363/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $163

Break-even live

Break-even rent $1,788

Max offer price $199,999

Occupancy floor 87%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3269 Alegre Dr Unit B Brownsville, TX	3.0	2.0	1285	$1,850	$1.44	21d	1	0.08mi
3261 Alegre Dr Unit B Brownsville, TX	3.0	2.0	1285	$1,900	$1.48	44d	1	0.10mi
3218 Villa Rosa Dr Unit B Brownsville, TX	3.0	2.0	1285	$1,800	$1.40	44d	1	0.13mi
2107 Carlos Ave Unit A Brownsville, TX	3.0	2.0	1500	$1,500	$1.00	14d	1	0.83mi
2011 Diamond Dr Unit A Brownsville, TX	2.0	2.5	1465	$2,900	$1.98	21d	1	1.06mi
3552 Old Port Isabel Rd Unit A Brownsville, TX	2.0	2.0	1500	$1,600	$1.07	44d	1	1.06mi
2018 Diamond Dr Unit A Brownsville, TX	2.0	2.5	1465	$1,750	$1.19	44d	1	1.07mi
2043 Saketa Ln Unit A Brownsville, TX	3.0	2.0	910	$1,700	$1.87	21d	1	1.10mi
2066 Saketa Ln Brownsville, TX	3.0	2.0	1184	$1,700	$1.44	14d	1	1.14mi
3143 Aberdeen Dr Brownsville, TX	4.0	2.0	1500	$1,800	$1.20	44d	1	1.22mi
2888 Seville Blvd Brownsville, TX	3.0	2.0	1456	$1,650	$1.13	21d	1	1.37mi
2834 Boardwalk Brownsville, TX	3.0	2.0	1314	$1,800	$1.37	21d	1	1.39mi
4951 Daffodil Dr Brownsville, TX	3.0	2.0	1498	$2,400	$1.60	21d	1	1.41mi
4951 Daffodil Dr Brownsville, TX	3.0	2.0	1498	$2,400	$1.60	44d	1	1.41mi

Listing history 14 events

1. 2026-06-15
   days on market $199,999 Active 23 DOM
2. 2026-06-14
   days on market $199,999 Active 21 DOM
3. 2026-06-13
   days on market $199,999 Active 20 DOM
4. 2026-06-10
   days on market $199,999 Active 18 DOM
5. 2026-06-09
   pricedays on market $199,999 Active 17 DOM
6. 2026-06-08
   days on market $207,999 Active 16 DOM
7. 2026-06-07
   days on market $207,999 Active 15 DOM
8. 2026-06-05
   days on market $207,999 Active 12 DOM
9. 2026-06-03
   days on market $207,999 Active 11 DOM
10. 2026-06-02
    days on market $207,999 Active 10 DOM
11. 2026-06-01
    days on market $207,999 Active 9 DOM
12. 2026-05-31
    days on market $207,999 Active 8 DOM
13. 2026-05-30
    days on market $207,999 Active 7 DOM
14. 2026-05-23
    listed $207,999 Active

ⓘ 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: $3,363 · $280/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$297/yr (+$25/mo · 8.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 16% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 26 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: $23,932
• − Mortgage interest: −$11,203
• − Property taxes: −$3,363
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$5,818
• Taxable loss: −$1,282
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $2,265/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): 60,012
• Household income: $70,565
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1063.0

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 45% White 4% Asian 2%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 19% English-only · Spanish 79% Tagalog/Filipino 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: ▼ -30.28%
• Current HPI: 220.5233
• Rent YoY: ▲ 2.77%
• 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

1 event — show timeline

• 2026-05-23 Listed $207,999 RGVMLS

Property tax history

+4.4%/yr

Latest (2025): $3,363 · -9.7% YoY. Source: county tax records.