515 Florence Ln · Brownsville, TX 78520

$169,000

5 bd · 2.0 ba · 1,817 sqft · SingleFamily public records · 37 Days on market

Built 1990 4,846 sqft lot $93/sqft · 21% below area Est $213k · 21% under

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.6/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor or Handyman Special! This 4-bedroom, 2-bath home is currently rented, making it a great opportunity for investors. For the handyman, the property could use some TLC to reach its full potential. Plus, there's a bonus 5th room being used as a bedroom, though it does not have a closet.

Key facts

• 4,846 sq ft lot
• Built 1990
• Listed 36 days

Tags

• HOUSE HAS BEEN REMODELED

Property features AI

Finance

• Other: Located in the La Lomita subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Stucco exterior
• Exterior features: Composition roof

Interior

• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Wall/window AC units
• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Garden Park El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 398 students, 99% FRL); Manzano Middle (math 30% / reading 38%, grade F, #892 of 1,662 statewide, top 55%, 905 students, 82% FRL); Veterans Memorial Early College H S (math 33% / reading 69%, grade D+, #482 of 1,632 statewide, top 30%, 2,172 students, 65% FRL) — zoned schools at 82% FRL track the district average.
• Market conditions: Rents rising fast (+11.4%/yr); 346 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $1,958/mo this rent would consume 47% of the median local household income ($50k/yr) (locally 1800% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.16% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 7.2

CMA / ARV

• ARV (median comp): $212,853
• List price: $169,000
• Delta: -20.60%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.5%
• Equity multiple: 1.23×
• Total profit: $10,683
• Equity at exit: $25,198

10-year hold

• IRR: 18.9%
• Equity multiple: 2.95×
• Total profit: $92,077
• Equity at exit: $14,612

Cash invested: $47,320 (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 78520

• Home prices YoY: -19.8%
• Rents YoY: 11.4%
• Active inventory: 346
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,958 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$155 /mo · $1,857/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $435

Break-even live

Break-even rent $1,407

Max offer price $169,000

Occupancy floor 73%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Sunnyside Ln Brownsville, TX	4.0	2.0	1436	$2,000	$1.39	14d	1	1.36mi

Listing history 25 events

1. 2026-06-18
   days on market $169,000 Active 37 DOM
2. 2026-06-17
   days on market $169,000 Active 36 DOM
3. 2026-06-16
   days on market $169,000 Active 35 DOM
4. 2026-06-15
   days on market $169,000 Active 34 DOM
5. 2026-06-14
   days on market $169,000 Active 32 DOM
6. 2026-06-13
   days on market $169,000 Active 31 DOM
7. 2026-06-10
   days on market $169,000 Active 29 DOM
8. 2026-06-09
   days on market $169,000 Active 28 DOM
9. 2026-06-08
   days on market $169,000 Active 27 DOM
10. 2026-06-07
    days on market $169,000 Active 26 DOM
11. 2026-06-05
    days on market $169,000 Active 23 DOM
12. 2026-06-03
    days on market $169,000 Active 22 DOM
13. 2026-06-02
    days on market $169,000 Active 21 DOM
14. 2026-06-01
    days on market $169,000 Active 20 DOM
15. 2026-05-31
    days on market $169,000 Active 19 DOM
16. 2026-05-30
    days on market $169,000 Active 18 DOM
17. 2026-05-12
    listed $169,000 Active 113-char remark
18. 2025-12-12
    soldstatus Closed 292-char remark

    Show marketing remark (292 chars)

    Investor or Handyman Special! This 4-bedroom, 2-bath home is currently rented, making it a great opportunity for investors. For the handyman, the property could use some TLC to reach its full potential. Plus, there's a bonus 5th room being used as a bedroom, though it does not have a closet.

19. 2025-09-10
    status Pending 292-char remark

    Show marketing remark (292 chars)

    Investor or Handyman Special! This 4-bedroom, 2-bath home is currently rented, making it a great opportunity for investors. For the handyman, the property could use some TLC to reach its full potential. Plus, there's a bonus 5th room being used as a bedroom, though it does not have a closet.

20. 2025-08-11
    price $90,000 292-char remark

    Show marketing remark (292 chars)

    Investor or Handyman Special! This 4-bedroom, 2-bath home is currently rented, making it a great opportunity for investors. For the handyman, the property could use some TLC to reach its full potential. Plus, there's a bonus 5th room being used as a bedroom, though it does not have a closet.

21. 2025-06-05
    price $95,000 292-char remark

    Show marketing remark (292 chars)

    Investor or Handyman Special! This 4-bedroom, 2-bath home is currently rented, making it a great opportunity for investors. For the handyman, the property could use some TLC to reach its full potential. Plus, there's a bonus 5th room being used as a bedroom, though it does not have a closet.

22. 2025-05-22
    price $99,500 292-char remark

    Show marketing remark (292 chars)

    Investor or Handyman Special! This 4-bedroom, 2-bath home is currently rented, making it a great opportunity for investors. For the handyman, the property could use some TLC to reach its full potential. Plus, there's a bonus 5th room being used as a bedroom, though it does not have a closet.

23. 2025-04-09
    price $105,000 292-char remark

    Show marketing remark (292 chars)

    Investor or Handyman Special! This 4-bedroom, 2-bath home is currently rented, making it a great opportunity for investors. For the handyman, the property could use some TLC to reach its full potential. Plus, there's a bonus 5th room being used as a bedroom, though it does not have a closet.

24. 2025-03-20
    price $115,000 292-char remark

    Show marketing remark (292 chars)

    Investor or Handyman Special! This 4-bedroom, 2-bath home is currently rented, making it a great opportunity for investors. For the handyman, the property could use some TLC to reach its full potential. Plus, there's a bonus 5th room being used as a bedroom, though it does not have a closet.

25. 2025-03-12
    listed $130,000 Active 292-char remark

    Show marketing remark (292 chars)

    Investor or Handyman Special! This 4-bedroom, 2-bath home is currently rented, making it a great opportunity for investors. For the handyman, the property could use some TLC to reach its full potential. Plus, there's a bonus 5th room being used as a bedroom, though it does not have a closet.

ⓘ 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: $1,857 · $155/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$1,236/yr (+$103/mo · 66.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $23,494
• − Mortgage interest: −$9,467
• − Property taxes: −$1,857
• − Insurance: −$845
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$4,916
• Taxable income: $2,651
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $4,588/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): 64,740
• Household income: $50,116
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1800.0

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 44% White 6%
• Hispanic origin (detail): Mexican 88%
• Foreign-born: 26% · Canada
• Languages at home: 18% English-only · Spanish 82%

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: ▼ -52.91%
• Current HPI: 214.4335
• Rent YoY: ▲ 11.41%
• 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

+30.0% since first listed

9 events — show timeline

• 2026-05-12 Listed $169,000 RGVMLS
• 2025-12-12 Sold (MLS) — RGVMLS
• 2025-09-10 Pending — RGVMLS
• 2025-08-11 Price Changed $90,000 RGVMLS
• 2025-06-05 Price Changed $95,000 RGVMLS
• 2025-05-22 Price Changed $99,500 RGVMLS
• 2025-04-09 Price Changed $105,000 RGVMLS
• 2025-03-20 Price Changed $115,000 RGVMLS
• 2025-03-12 Listed $130,000 RGVMLS

Property tax history

+3.9%/yr

Latest (2025): $1,857 · +0.9% YoY. Source: county tax records.