831 E Taylor St · Brownsville, TX 78520

$120,000

3 bd · 1.0 ba · 560 sqft · SingleFamily public records · 176 Days on market

Built 1973 3,000 sqft lot $214/sqft · 28% above area Est $134k · 10% under ↓ 14% since listing

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Why this score? — see what drove the C+ 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 +22.5/30.0
• ARV discount +12.2/15.0
• DSCR +7.2/10.0
• 1% rule +5.5/10.0
• 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

This is 2 lots in one property, Has front home 2/1 built in 1973 and rear home attached 1/1 built in 1998. Has new roof 3 years old. Great opportunity to buy and live in front and rent rear.

Key facts

• Rear home
• Front home
• New roof

Tags

• NEW ROOF
• FRONT HOME
• REAR HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 30% 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 $830 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 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 1973 — 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: 1.05% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (median comp): $133,858
• List price: $120,000
• Delta: -10.35%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $138
• Equity at exit: $17,892

10-year hold

• IRR: 14.2%
• Equity multiple: 2.40×
• Total profit: $47,170
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$118 /mo · $1,420/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $202

Break-even live

Break-even rent $1,010

Max offer price $120,000

Occupancy floor 79%

Sensitivity live

Price	-10% $270	-5% $236	+0% $202	+5% $168	+10% $135
Rent	-10% $102	-5% $152	+0% $202	+5% $252	+10% $302
Rate	-1.0pp $263	-0.5pp $233	base $202	+0.5pp $171	+1.0pp $140

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1234 E Jackson St Brownsville, TX	2.0	1.0	640	$800	$1.25	44d	1	0.40mi
1800 Palm Blvd Unit 101 Brownsville, TX	2.0	1.0	575	$1,050	$1.83	44d	1	0.54mi
634 E 6th St Apt 2 Brownsville, TX	2.0	1.0	713	$1,000	$1.40	44d	1	0.58mi
1007 W Saint Charles St Brownsville, TX	2.0	1.0	500	$950	$1.90	22d	1	1.45mi

Listing history 27 events

1. 2026-06-18
   days on market $120,000 Active 176 DOM
2. 2026-06-17
   days on market $120,000 Active 175 DOM
3. 2026-06-16
   days on market $120,000 Active 174 DOM
4. 2026-06-15
   days on market $120,000 Active 173 DOM
5. 2026-06-14
   days on market $120,000 Active 171 DOM
6. 2026-06-13
   days on market $120,000 Active 170 DOM
7. 2026-06-10
   days on market $120,000 Active 168 DOM
8. 2026-06-09
   days on market $120,000 Active 167 DOM
9. 2026-06-08
   days on market $120,000 Active 166 DOM
10. 2026-06-07
    days on market $120,000 Active 165 DOM
11. 2026-06-05
    days on market $120,000 Active 162 DOM
12. 2026-06-03
    days on market $120,000 Active 161 DOM
13. 2026-06-02
    days on market $120,000 Active 160 DOM
14. 2026-06-01
    days on market $120,000 Active 159 DOM
15. 2026-05-31
    days on market $120,000 Active 158 DOM
16. 2026-05-30
    days on market $120,000 Active 157 DOM
17. 2026-03-26
    status Active 191-char remark

    Show marketing remark (191 chars)

    This is 2 lots in one property, Has front home 2/1 built in 1973 and rear home attached 1/1 built in 1998. Has new roof 3 years old. Great opportunity to buy and live in front and rent rear.

18. 2026-03-24
    historical 191-char remark

    Show marketing remark (191 chars)

    This is 2 lots in one property, Has front home 2/1 built in 1973 and rear home attached 1/1 built in 1998. Has new roof 3 years old. Great opportunity to buy and live in front and rent rear.

19. 2026-03-14
    price $120,000 191-char remark

    Show marketing remark (191 chars)

    This is 2 lots in one property, Has front home 2/1 built in 1973 and rear home attached 1/1 built in 1998. Has new roof 3 years old. Great opportunity to buy and live in front and rent rear.

20. 2026-02-13
    price $130,000 191-char remark

    Show marketing remark (191 chars)

    This is 2 lots in one property, Has front home 2/1 built in 1973 and rear home attached 1/1 built in 1998. Has new roof 3 years old. Great opportunity to buy and live in front and rent rear.

21. 2026-01-29
    status Active 191-char remark

    Show marketing remark (191 chars)

    This is 2 lots in one property, Has front home 2/1 built in 1973 and rear home attached 1/1 built in 1998. Has new roof 3 years old. Great opportunity to buy and live in front and rent rear.

22. 2026-01-29
    price $145,000 191-char remark

    Show marketing remark (191 chars)

    This is 2 lots in one property, Has front home 2/1 built in 1973 and rear home attached 1/1 built in 1998. Has new roof 3 years old. Great opportunity to buy and live in front and rent rear.

23. 2025-12-01
    historical 191-char remark

    Show marketing remark (191 chars)

    This is 2 lots in one property, Has front home 2/1 built in 1973 and rear home attached 1/1 built in 1998. Has new roof 3 years old. Great opportunity to buy and live in front and rent rear.

24. 2025-11-23
    status Pending 191-char remark

    Show marketing remark (191 chars)

    This is 2 lots in one property, Has front home 2/1 built in 1973 and rear home attached 1/1 built in 1998. Has new roof 3 years old. Great opportunity to buy and live in front and rent rear.

25. 2025-10-08
    listed $140,000 Active 191-char remark

    Show marketing remark (191 chars)

    This is 2 lots in one property, Has front home 2/1 built in 1973 and rear home attached 1/1 built in 1998. Has new roof 3 years old. Great opportunity to buy and live in front and rent rear.

26. 2005-07-14
    soldstatus
27. 2004-07-27
    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: $1,420 · $118/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$776/yr (+$65/mo · 54.6%)

ⓘ 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 (shaded) · 22% 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: $15,191
• − Mortgage interest: −$6,722
• − Property taxes: −$1,420
• − Insurance: −$600
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$3,491
• Taxable income: $528
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $2,303/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

-14.3% since first listed

11 events — show timeline

• 2026-03-26 Relisted — RGVMLS
• 2026-03-24 Delisted — RGVMLS
• 2026-03-14 Price Changed $120,000 RGVMLS
• 2026-02-13 Price Changed $130,000 RGVMLS
• 2026-01-29 Relisted — RGVMLS
• 2026-01-29 Price Changed $145,000 RGVMLS
• 2025-12-01 Delisted — RGVMLS
• 2025-11-23 Pending — RGVMLS
• 2025-10-08 Listed $140,000 RGVMLS
• 2005-07-14 Sold (Public Records) — Public Records
• 2004-07-27 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,420 · -7.3% YoY. Source: county tax records.