401 Jose Marti Blvd #308 · Brownsville, TX 78526

$109,900

1 bd · 1.0 ba · 720 sqft · Townhouse public records · 363 Days on market

Built 1980 Good condition 2.81 ac lot $153/sqft · 9% below area Est $121k · 9% under · waterfront ↓ 8% since listing

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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 +28.8/30.0
• ARV discount +11.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Centrally located and full of charm, this top-floor 1-bedroom, 1-bath condo is perfect for comfort and convenience. Enjoy brand-new appliances, including stackable washer and dryer. Stylish new flooring, and plenty of natural light throughout. Located just steps from the mall, with easy access to the expressway and nearby schools, everything you need is right at your doorstep. Community amenities include a sparkling pool – perfect for relaxing weekends. Whether you're a first-time buyer or an investor, this is move in ready. NEW AC INSTALLED JUNE 2025 Gated parking!

Key facts

• Brand new appliances
• Stylish new flooring
• Community amenities

Tags

• BRAND NEW APPLIANCES
• STACKABLE WASHER AND DRYER
• STYLISH NEW FLOORING
• NATURAL LIGHT
• GATED PARKING
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: Paredes El (math 37% / reading 44%, grade F, #1,490 of 4,322 statewide, top 35%, 778 students, 86% FRL); Vela Middle (math 19% / reading 37%, grade F, #1,143 of 1,662 statewide, top 69%, 638 students, 82% FRL); Hanna Early College H S (math 24% / reading 49%, grade F, #924 of 1,632 statewide, top 57%, 2,246 students, 88% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 622 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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 + 2.8% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 363 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $9k (8%) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 363 days. Have you received any prior offers? Is the seller open to a 12% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.45%
• DSCR: 1.64
• GRM: 6.5

CMA / ARV

• ARV (median comp): $121,427
• List price: $109,900
• Delta: -9.49%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $5,474
• Equity at exit: $16,386

10-year hold

• IRR: 13.9%
• Equity multiple: 2.10×
• Total profit: $33,871
• Equity at exit: $9,502

Cash invested: $30,772 (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 · 1 under contract
• Median asking: $129,500 ($166/sqft)
• Median days on market: 285 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +1.3% vs current asking $/sqft

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

ZIP-level market 78526

• Home prices YoY: -12.1%
• Rents YoY: 2.8%
• Active inventory: 622
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$576
• Tax from tax record: −$124 /mo · $1,492/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $370

Break-even live

Break-even rent $945

Max offer price $109,900

Occupancy floor 69%

Sensitivity live

Price	-10% $433	-5% $402	+0% $370	+5% $339	+10% $308
Rent	-10% $259	-5% $315	+0% $370	+5% $426	+10% $482
Rate	-1.0pp $426	-0.5pp $398	base $370	+0.5pp $342	+1.0pp $313

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: $27,475
• Closing costs: $3,297
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Jose Marti Blvd Brownsville, TX	1.0	1.5	711	$1,200	$1.69	116d	1	0.04mi
441 Jose Marti Blvd Brownsville, TX	1.0	1.5	750	$2,000	$2.67	6d	1	0.05mi
375 Media Luna Rd Brownsville, TX	3.0	1.0–2.0	855	$1,033	$1.21	0d	12	0.57mi
625 Habana St Brownsville, TX	1.0	1.0	700	$900	$1.29	116d	1	0.59mi
444 Galveston Rd Apt F Brownsville, TX	2.0	2.0	650	$800	$1.23	6d	1	0.79mi
440 Champions Dr Unit 4 Brownsville, TX	1.0	1.0	500	$950	$1.90	0d	1	0.89mi
428 Champions Dr Apt 8 Brownsville, TX	1.0	1.0	500	$1,750	$3.50	6d	1	0.91mi
228 Country Club Rd #2 Brownsville, TX	1.0	1.0	500	$950	$1.90	6d	1	0.96mi
221 El Verde Ln Unit -efficiency Brownsville, TX	1.0	1.0	500	$850	$1.70	139d	1	0.99mi
1000 Wildrose Ln Apt 1 Brownsville, TX	1.0	1.0	607	$850	$1.40	139d	1	1.13mi
2425 Barnard Rd Brownsville, TX	1.0–4.0	1.0–2.5	1312	$941	$0.72	0d	13	1.17mi
216 Country Club Rd Brownsville, TX	1.0	1.0	500	$1,000	$2.00	6d	1	1.20mi
870 Old Alice Rd Unit 233 Brownsville, TX	1.0	1.0	450	$700	$1.56	6d	1	1.38mi
870 Old Alice Rd Brownsville, TX	1.0	1.0	500	$765	$1.53	6d	1	1.38mi
870 Old Alice Rd Unit 236 Brownsville, TX	1.0	1.0	450	$700	$1.56	139d	1	1.38mi
2700 Farm to Market Road 802 Brownsville, TX	1.0–2.0	1.0–2.0	884	$1,219	$1.38	0d	9	1.40mi

Listing history 50 events

1. 2026-09-17
   days on market $109,900 Active 363 DOM
2. 2026-09-16
   days on market $109,900 Active 362 DOM
3. 2026-09-15
   days on market $109,900 Active 361 DOM
4. 2026-09-14
   days on market $109,900 Active 360 DOM
5. 2026-09-13
   days on market $109,900 Active 359 DOM
6. 2026-09-12
   days on market $109,900 Active 358 DOM
7. 2026-09-11
   days on market $109,900 Active 357 DOM
8. 2026-09-05
   days on market $109,900 Active 351 DOM
9. 2026-09-04
   days on market $109,900 Active 350 DOM
10. 2026-09-03
    days on market $109,900 Active 349 DOM
11. 2026-08-31
    days on market $109,900 Active 346 DOM
12. 2026-08-30
    days on market $109,900 Active 345 DOM
13. 2026-08-29
    days on market $109,900 Active 344 DOM
14. 2026-08-28
    days on market $109,900 Active 343 DOM
15. 2026-08-27
    days on market $109,900 Active 342 DOM
16. 2026-08-26
    days on market $109,900 Active 341 DOM
17. 2026-08-25
    days on market $109,900 Active 340 DOM
18. 2026-08-24
    days on market $109,900 Active 339 DOM
19. 2026-08-23
    days on market $109,900 Active 338 DOM
20. 2026-08-22
    days on market $109,900 Active 337 DOM
21. 2026-08-21
    days on market $109,900 Active 336 DOM
22. 2026-08-20
    days on market $109,900 Active 335 DOM
23. 2026-08-19
    days on market $109,900 Active 334 DOM
24. 2026-08-18
    days on market $109,900 Active 333 DOM
25. 2026-08-17
    days on market $109,900 Active 332 DOM
26. 2026-08-16
    days on market $109,900 Active 331 DOM
27. 2026-08-15
    days on market $109,900 Active 330 DOM
28. 2026-08-15
    days on market $109,900 Active 329 DOM
29. 2026-08-13
    days on market $109,900 Active 328 DOM
30. 2026-08-12
    days on market $109,900 Active 327 DOM
31. 2026-08-11
    days on market $109,900 Active 326 DOM
32. 2026-08-10
    days on market $109,900 Active 325 DOM
33. 2026-08-09
    days on market $109,900 Active 324 DOM
34. 2026-08-08
    days on market $109,900 Active 323 DOM
35. 2026-08-07
    days on market $109,900 Active 322 DOM
36. 2026-08-06
    days on market $109,900 Active 321 DOM
37. 2026-08-05
    days on market $109,900 Active 320 DOM
38. 2026-08-04
    days on market $109,900 Active 319 DOM
39. 2026-08-03
    days on market $109,900 Active 318 DOM
40. 2026-07-31
    days on market $109,900 Active 315 DOM
41. 2026-07-29
    days on market $109,900 Active 313 DOM
42. 2026-07-27
    days on market $109,900 Active 311 DOM
43. 2026-07-25
    days on market $109,900 Active 309 DOM
44. 2026-07-24
    days on market $109,900 Active 308 DOM
45. 2026-07-23
    days on market $109,900 Active 307 DOM
46. 2026-07-22
    days on market $109,900 Active 306 DOM
47. 2026-07-21
    days on market $109,900 Active 305 DOM
48. 2026-07-18
    days on market $109,900 Active 302 DOM
49. 2026-07-16
    days on market $109,900 Active 300 DOM
50. 2026-07-16
    days on market $109,900 Active 299 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: $1,492 · $124/mo
• Projected year-2 tax: $2,011 · $168/mo
• Expected delta: +$519/yr (+$43/mo · 34.8%)

ⓘ 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 ≥110°F today · 25 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: $16,966
• − Mortgage interest: −$6,156
• − Property taxes: −$1,492
• − Insurance: −$550
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$3,197
• Taxable income: $2,857
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $3,760/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 · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $3,600–$10,800 screening

This move-in ready 1-bedroom, 1-bath condo is in excellent condition with fresh paint and landscaping, making it an attractive investment.

Components & finishes AI

Roof asphalt shingle · good

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Replace any worn-out flooring — Fresh flooring improves comfort and appearance ↑
• Both Upgrade kitchen appliances — Modern appliances attract more buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 47/100

Zoned Schools

Elementary Paredes El F TX #1,490/4,322 Nat'l #19,191/41,679 Middle Vela Middle F TX #1,143/1,662 Nat'l #9,545/14,009 High Brownsville Early College H S B+ TX #95/1,632 Nat'l #1,878/17,239

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): 60,012
• Household income: $70,565
• Rent vs Own: 30.8% rent · 69.2% 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 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%

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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: ▼ -30.28%
• Current HPI: 220.5233
• Rent YoY: ▲ 2.77%
• 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

Price history

-7.6% since first listed

9 events — show timeline

• 2026-04-24 Relisted — RGVMLS
• 2026-03-30 Pending — RGVMLS
• 2026-01-06 Relisted — RGVMLS
• 2026-01-01 Delisted — RGVMLS
• 2025-12-03 Price Changed $109,900 RGVMLS
• 2025-08-14 Listed $119,000 RGVMLS
• 2007-10-08 Sold (Public Records) — Public Records
• 2007-09-18 Sold (Public Records) — Public Records
• 1991-12-01 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,492 · -9.0% YoY. Source: county tax records.