134 Kennedy Ave · Brownsville, TX 78520

$135,000

5 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 81 Days on market

Built 1984 Average condition 9,715 sqft lot $110/sqft · 25% below area Est $181k · 25% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.8/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity with endless potential! This home located at 134 Kennedy Ave in Brownsville, TX is perfect for buyers or investors with the right vision looking to transform a property into something special. Featuring a spacious lot and a functional layout, this property offers plenty of possibilities for renovation, rental income, or future resale value. Whether you are looking to expand your investment portfolio, start your next flip project, or create a personalized home, this property provides a great foundation to work with. Conveniently located near schools, shopping, restaurants, and major roadways with easy access to Highway 281.

Key facts

• Near schools
• Near shopping
• Spacious lot

Tags

• SPACIOUS LOT
• FUNCTIONAL LAYOUT
• INVESTMENT OPPORTUNITY
• EASY ACCESS TO HIGHWAY 281
• NEAR SCHOOLS
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $135k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: Garden Park El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 398 students, 99% FRL); Stell Middle (math 12% / reading 26%, grade F, #1,466 of 1,662 statewide, top 89%, 781 students, 96% FRL); Pace Early College H S (math 32% / reading 33%, grade F, #1,029 of 1,632 statewide, top 64%, 1,788 students, 92% FRL).
• Market conditions: Rents rising fast (+11.4%/yr); 563 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $2,084/mo this rent would consume 50% of the median local household income ($50k/yr) — 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 $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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($127k) 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.54% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.59%
• DSCR: 2.05
• GRM: 5.4

CMA / ARV

• ARV (median comp): $180,739
• List price: $135,000
• Delta: -25.31%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5165 Sedona Pl	1.65mi	3/2.0 (-2)	1,221 (-0%)	1mo	$229,500	$188	54
3300 Turquia St	2.10mi	3/2.0 (-2)	1,279 (+4%)	1mo	$229,000	$179	46
1264 Esperanza Ln	1.78mi	3/2.0 (-2)	1,178 (-4%)	7mo	$210,000	$178	43
2631 El Puente St	0.96mi	3/2.0 (-2)	1,189 (-3%)	10mo	$196,000	$165	42
2474 Segovia St	1.70mi	3/2.0 (-2)	1,197 (-2%)	13mo	$190,000	$159	41
3292 Turquia St	2.09mi	3/2.0 (-2)	1,200 (-2%)	13mo	$214,000	$178	41
1584 El Astro St	1.20mi	3/2.0 (-2)	1,092 (-11%)	6mo	$209,000	$191	32
3260 Turquia St	2.05mi	4/2.0 (-1)	1,406 (+15%)	5mo	$235,000	$167	31
2225 El Cielo St	1.17mi	3/2.0 (-2)	1,380 (+13%)	5mo	$199,000	$144	30
2516 Frankfurt St	1.74mi	3/1.0 (-2)	974 (-20%)	2mo	$180,000	$185	24
705 Continental Dr #3	1.58mi	3/2.5 (-2)	1,474 (+20%)	6mo	$182,000	$123	23
854 W Fronton St	1.85mi	3/1.0 (-2)	1,400 (+14%)	6mo	$69,900	$50	22

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: 22.2%
• Equity multiple: 1.97×
• Total profit: $36,483
• Equity at exit: $20,129

10-year hold

• IRR: 33.3%
• Equity multiple: 4.78×
• Total profit: $142,901
• 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 →

Active competition Active MLS

• For sale now: 1 active · 3 under contract
• Median asking: $277,000 ($185/sqft)
• Median days on market: 131 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -20.2% vs current asking $/sqft

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

ZIP-level market 78520

• Home prices YoY: -19.8%
• Rents YoY: 11.4%
• Active inventory: 563
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,084 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$139 /mo · $1,671/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $743

Break-even live

Break-even rent $1,144

Max offer price $135,000

Occupancy floor 59%

Sensitivity live

Price	-10% $820	-5% $781	+0% $743	+5% $705	+10% $667
Rent	-10% $578	-5% $661	+0% $743	+5% $825	+10% $908
Rate	-1.0pp $811	-0.5pp $777	base $743	+0.5pp $708	+1.0pp $673

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Sunnyside Ln Brownsville, TX	4.0	2.0	1436	$2,000	$1.39	109d	1	0.91mi
234 Emerald Ln Lot 4 Brownsville, TX	4.0	2.0	1170	$1,850	$1.58	109d	1	0.99mi
2098 El Paraiso Brownsville, TX	4.0	2.0	1249	$1,550	$1.24	6d	1	1.32mi

Property features AI

Finance

• Other: Lot size approximately 0.22 acresLocated in the Garden Park subdivisionDirections: From 281/Military HWY drive north on Kennedy Ave

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residence2 storiesResidential property
• Construction: Slab foundation
• Exterior features: Composition roof

Interior

• Flooring: Laminate flooringTile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fansWall/window air conditioning units
• Interior features: Ceiling fansWall/window cooling units

Listing history 50 events

1. 2026-09-24
   days on market $135,000 Active 81 DOM
2. 2026-09-23
   days on market $135,000 Active 80 DOM
3. 2026-09-22
   days on market $135,000 Active 79 DOM
4. 2026-09-21
   days on market $135,000 Active 78 DOM
5. 2026-09-20
   days on market $135,000 Active 77 DOM
6. 2026-09-19
   days on market $135,000 Active 76 DOM
7. 2026-09-18
   days on market $135,000 Active 75 DOM
8. 2026-09-17
   days on market $135,000 Active 74 DOM
9. 2026-09-16
   days on market $135,000 Active 73 DOM
10. 2026-09-15
    days on market $135,000 Active 72 DOM
11. 2026-09-14
    days on market $135,000 Active 71 DOM
12. 2026-09-13
    days on market $135,000 Active 70 DOM
13. 2026-09-12
    days on market $135,000 Active 69 DOM
14. 2026-09-11
    days on market $135,000 Active 68 DOM
15. 2026-09-05
    days on market $135,000 Active 62 DOM
16. 2026-09-04
    days on market $135,000 Active 61 DOM
17. 2026-09-03
    days on market $135,000 Active 60 DOM
18. 2026-08-31
    days on market $135,000 Active 57 DOM
19. 2026-08-30
    days on market $135,000 Active 56 DOM
20. 2026-08-29
    days on market $135,000 Active 55 DOM
21. 2026-08-28
    days on market $135,000 Active 54 DOM
22. 2026-08-27
    days on market $135,000 Active 53 DOM
23. 2026-08-26
    days on market $135,000 Active 52 DOM
24. 2026-08-25
    days on market $135,000 Active 51 DOM
25. 2026-08-24
    days on market $135,000 Active 50 DOM
26. 2026-08-23
    days on market $135,000 Active 49 DOM
27. 2026-08-22
    days on market $135,000 Active 48 DOM
28. 2026-08-21
    days on market $135,000 Active 47 DOM
29. 2026-08-20
    days on market $135,000 Active 46 DOM
30. 2026-08-19
    days on market $135,000 Active 45 DOM
31. 2026-08-18
    statusdays on market $135,000 Active 44 DOM
32. 2026-07-16
    statusdays on market $135,000 Pending 43 DOM
33. 2026-07-08
    days on market $135,000 Active 42 DOM
34. 2026-07-07
    days on market $135,000 Active 41 DOM
35. 2026-07-06
    days on market $135,000 Active 40 DOM
36. 2026-07-05
    days on market $135,000 Active 39 DOM
37. 2026-07-04
    days on market $135,000 Active 38 DOM
38. 2026-07-03
    days on market $135,000 Active 37 DOM
39. 2026-07-02
    days on market $135,000 Active 36 DOM
40. 2026-07-01
    days on market $135,000 Active 35 DOM
41. 2026-06-30
    days on market $135,000 Active 34 DOM
42. 2026-06-29
    days on market $135,000 Active 33 DOM
43. 2026-06-28
    days on market $135,000 Active 32 DOM
44. 2026-06-28
    days on market $135,000 Active 31 DOM
45. 2026-06-27
    days on market $135,000 Active 30 DOM
46. 2026-06-25
    days on market $135,000 Active 28 DOM
47. 2026-06-23
    days on market $135,000 Active 26 DOM
48. 2026-06-22
    days on market $135,000 Active 25 DOM
49. 2026-06-18
    days on market $135,000 Active 22 DOM
50. 2026-06-17
    days on market $135,000 Active 21 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: $1,671 · $139/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$800/yr (+$67/mo · 47.9%)

ⓘ 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 · 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: $25,011
• − Mortgage interest: −$7,562
• − Property taxes: −$1,671
• − Insurance: −$675
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$3,927
• Taxable income: $7,174
• Est. tax owed @ 24.0%: −$1,722
• After-tax cash flow: $7,196/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

Average 55/100 Moderate rehab Est. rehab $30,600–$55,080 screening

This home presents an average condition with moderate repairs and maintenance needed. It offers a good foundation for renovation and has potential for increased value through updates.

Components & finishes AI

Roof tile · good Flooring tile Counters granite Appliances black HVAC central · new lt5

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Moderate bathroom fixtures — basic and in need of replacement
• Moderate landscaping — basic and some overgrown areas

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Resale replace kitchen cabinets and countertops — Modern cabinets and countertops can significantly increase the home's appeal ↑
• Resale replace kitchen appliances — Modern appliances can make the home more attractive to potential buyers ↑
• Resale replace bathroom fixtures — Modern fixtures can make the bathroom more appealing to potential buyers ↑
• Resale prune landscaping — A well-maintained yard can increase the home's curb appeal ↑

ⓘ 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 25/100

Zoned Schools

Elementary Garden Park El F TX #3,052/4,322 Nat'l #30,133/41,679 Middle Stell Middle F TX #1,466/1,662 Nat'l #11,948/14,009 High Pace Early College H S F TX #1,029/1,632 Nat'l #10,333/17,239

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): 64,740
• Household income: $50,116
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Lot size approximately 0.22 acresLocated in the Garden Park subdivisionDirections: From 281/Military HWY drive north on Kennedy Ave

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residence2 storiesResidential property
• Construction: Slab foundation
• Exterior features: Composition roof

Interior

• Flooring: Laminate flooringTile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fansWall/window air conditioning units
• Interior features: Ceiling fansWall/window cooling units

Price history

3 events — show timeline

• 2026-06-14 Relisted — RGVMLS
• 2026-05-27 Listed $135,000 RGVMLS
• 1995-05-01 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,671 · +0.1% YoY. Source: county tax records.