2901 Central Blvd · Brownsville, TX 78520

$179,000

2 bd · 2.0 ba · 1,169 sqft · Condo public records · 1 Days on market

Built 1992

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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 +11.8/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2901 Central Blvd, Apt. 105, Brownsville, TX, a beautifully maintained 1,215 sq. ft. condo offering comfort, convenience, and investment potential. This move-in-ready property features a remodeled kitchen and updated living room, creating a modern and inviting space for everyday living and entertaining. A major bonus is the new HVAC/AC system installed in 2025, providing energy efficiency and peace of mind for years to come. Currently occupied by a month-to-month tenant, this property presents a unique opportunity for investors seeking immediate rental income while maintaining flexibility for future owner occupancy. Property Highlights 1,215 sq. ft. Remodeled kitchen Updated livi

Key facts

• Updated living room
• Remodeled kitchen
• New hvac ac system

Tags

• REMODELED KITCHEN
• UPDATED LIVING ROOM
• NEW HVAC AC SYSTEM
• CENTRAL BOULEVARD LOCATION
• NEAR GLADYS PORTER ZOO
• NEAR DEAN PORTER PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-51 ($-607/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (15.1% below list).
• Recommended offer: $152k (15.1% below list) — sets the bar for 1% rule.

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 (+11.4%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 36% of the median local income ($50k/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 $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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago 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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,038 (15.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.8%
• Equity multiple: 0.52×
• Total profit: $-24,163
• Equity at exit: $26,689

10-year hold

• IRR: 2.6%
• Equity multiple: 1.23×
• Total profit: $11,508
• Equity at exit: $15,477

Cash invested: $50,120 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$939
• Tax from tax record: −$238 /mo · $2,861/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-51

Break-even live

Break-even rent $1,584

Max offer price $170,058

Occupancy floor 98%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2901 Central Blvd Unit 202 Brownsville, TX	2.0	2.0	1176	$1,400	$1.19	21d	1	0.06mi
745 Media Luna Rd Unit SEVILLA Brownsville, TX	1.0	1.5	800	$1,400	$1.75	21d	1	0.27mi
745 Media Luna Rd Unit SANTANDER Brownsville, TX	1.0	1.5	800	$1,400	$1.75	43d	1	0.27mi
402 Champions Dr Brownsville, TX	2.0	1.5	814	$1,300	$1.60	21d	1	0.31mi
801 Continental Dr #3 Brownsville, TX	1.0	1.0	986	$1,225	$1.24	21d	1	0.32mi
10 Country Club Rd Unit A Brownsville, TX	2.0	2.0	1200	$1,450	$1.21	43d	1	0.35mi
11 Country Club Rd Brownsville, TX	2.0	2.0	1200	$1,600	$1.33	21d	1	0.36mi
714 Continental Dr #3 Brownsville, TX	3.0	2.5	1482	$2,400	$1.62	43d	1	0.36mi
42 Fairway Dr Brownsville, TX	2.0	2.0	1300	$2,500	$1.92	21d	1	0.52mi
2425 Barnard Rd Brownsville, TX	1.0–2.0	1.0–2.0	886	$1,165	$1.31	13d	12	0.52mi
2425 Barnard Rd Unit A-13 Brownsville, TX	2.0	2.0	1137	$1,250	$1.10	43d	1	0.53mi
2425 Barnard Rd Unit ujnit 1-A Brownsville, TX	3.0	1.5	1300	$1,600	$1.23	43d	1	0.53mi
142 Country Club Rd Brownsville, TX	3.0	2.5	1460	$1,800	$1.23	43d	1	0.58mi
375 Media Luna Rd Brownsville, TX	1.0–3.0	1.0–2.0	940	$1,202	$1.28	13d	2	0.59mi
3055 El Paso Rd Unit H-1 Brownsville, TX	2.0	2.0	900	$1,050	$1.17	43d	1	0.75mi
2393 McAllen Rd Unit D1-7 Brownsville, TX	2.0	1.5	1040	$1,400	$1.35	21d	1	0.76mi
1904 Central Blvd Brownsville, TX	1.0–3.0	1.0–2.0	1046	$888	$0.85	43d	9	0.79mi
95 Poinciana Dr Brownsville, TX	1.0–3.0	1.5–2.0	1130	$2,075	$1.84	43d	2	0.84mi
95 Poinciana Dr Brownsville, TX	2.0–3.0	2.0	1218	$1,500	$1.23	13d	2	0.84mi
3500 Old Alice Rd Unit 1100 H Brownsville, TX	2.0	1.0	1005	$1,500	$1.49	43d	1	0.84mi
801 Tropical Dr Unit 3 Brownsville, TX	2.0	1.5	1000	$1,500	$1.50	43d	1	0.88mi
460 Gilson Rd Unit 2 Brownsville, TX	2.0	1.0	850	$875	$1.03	21d	1	0.93mi
424 Gilson Rd Brownsville, TX	3.0	2.0	1399	$1,500	$1.07	43d	1	0.94mi
234 Emerald Ln Lot 4 Brownsville, TX	3.0	2.0	1170	$1,850	$1.58	21d	1	0.96mi
1405 Harvard Ave Brownsville, TX	3.0	2.0	1426	$1,700	$1.19	43d	1	1.00mi
401 Jose Marti Blvd Brownsville, TX	1.0	1.5	711	$1,200	$1.69	21d	1	1.03mi
401 Boca Chica Blvd Unit 505 Brownsville, TX	2.0	1.5	1152	$1,200	$1.04	43d	1	1.05mi
1617 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1179	$1,900	$1.61	21d	1	1.09mi
34 W Hawthorne Ave Brownsville, TX	3.0	2.0	940	$1,400	$1.49	43d	1	1.10mi
441 Jose Marti Blvd Brownsville, TX	1.0	1.5	750	$2,000	$2.67	43d	1	1.10mi
1618 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1073	$1,700	$1.58	43d	1	1.11mi
1604 Yale Ave Brownsville, TX	3.0	1.0	1316	$1,800	$1.37	21d	1	1.12mi
158 Garden St Brownsville, TX	2.0	1.0	868	$900	$1.04	43d	1	1.20mi
184 Stars Ave Unit 7 Brownsville, TX	3.0	2.0	1450	$1,900	$1.31	21d	1	1.23mi
2100 W San Marcelo Blvd Brownsville, TX	2.0–3.0	2.0–2.5	1069	$1,450	$1.36	43d	2	1.29mi
2100 W San Marcelo Blvd Apt 185 Brownsville, TX	2.0	2.0	1024	$1,500	$1.46	21d	1	1.36mi
600 Lakeside Blvd Brownsville, TX	1.0–2.0	1.0–2.0	763	$950	$1.25	13d	2	1.39mi
1150 Quail Hollow Dr Brownsville, TX	3.0	2.5	1333	$1,950	$1.46	21d	1	1.41mi
2100 Laredo Rd Brownsville, TX	1.0–2.0	1.0–2.0	976	$1,540	$1.58	13d	6	1.42mi
1551 Lakeside Blvd Unit 7 Brownsville, TX	1.0	1.5	730	$1,300	$1.78	43d	1	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $179,000 Active 1 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: $2,861 · $238/mo
• Projected year-2 tax: $3,276 · $273/mo
• Expected delta: +$414/yr (+$35/mo · 14.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 19 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: $18,245
• − Mortgage interest: −$10,027
• − Property taxes: −$2,861
• − Insurance: −$895
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$5,207
• Taxable loss: −$3,665
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $272/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

+13159.3% since first listed

9 events — show timeline

• 2026-06-19 Listed $179,000 FSBO.com
• 2026-05-27 Rental Removed $1,150 RGVMLS
• 2026-05-07 Listed for Rent $1,150 RGVMLS
• 2025-05-29 Price Changed $125,000 RGVMLS
• 2024-04-28 Rental Removed $1,350 RGVMLS
• 2024-02-07 Listed for Rent $1,350 RGVMLS
• 2018-04-23 Sold (Public Records) — Public Records
• 2014-07-18 Sold (Public Records) — Public Records
• 2003-08-11 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,861 · -9.0% YoY. Source: county tax records.