401 Jose Marti Blvd #308 · Brownsville, TX 78526

$109,900

1 bd · 1.0 ba · 720 sqft · Condo public records · 278 Days on market

Built 1980 $153/sqft · 32% above area Est $83k · 32% over ↓ 8% 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• 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 condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/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 10.8% 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 (+2.8%/yr); 413 active listings in the ZIP; 10 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).

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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 278 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 278 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.33% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.92%
• DSCR: 1.71
• GRM: 6.3

CMA / ARV

• ARV (median comp): $83,379
• List price: $109,900
• Delta: 31.81%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $7,868
• Equity at exit: $16,386

10-year hold

• IRR: 15.7%
• Equity multiple: 2.27×
• Total profit: $39,010
• 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 →

ZIP-level market 78526

• Home prices YoY: -12.1%
• Rents YoY: 2.8%
• Active inventory: 413
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$576
• Tax from tax record: −$124 /mo · $1,492/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $408

Break-even live

Break-even rent $945

Max offer price $109,900

Occupancy floor 67%

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
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	21d	1	0.04mi
441 Jose Marti Blvd Brownsville, TX	1.0	1.5	750	$2,000	$2.67	43d	1	0.05mi
375 Media Luna Rd Brownsville, TX	1.0–3.0	1.0–2.0	940	$999	$1.06	13d	2	0.57mi
625 Habana St Brownsville, TX	1.0	1.0	700	$900	$1.29	21d	1	0.59mi
221 El Verde Ln Unit -efficiency Brownsville, TX	1.0	1.0	500	$850	$1.70	43d	1	0.99mi
1000 Wildrose Ln Apt 1 Brownsville, TX	1.0	1.0	607	$850	$1.40	43d	1	1.13mi
2425 Barnard Rd Brownsville, TX	1.0–2.0	1.0–2.0	886	$976	$1.10	13d	12	1.17mi
870 Old Alice Rd Unit 236 Brownsville, TX	1.0	1.0	450	$700	$1.56	43d	1	1.38mi
870 Old Alice Rd Brownsville, TX	1.0	1.0	500	$735	$1.47	43d	1	1.38mi
2700 Farm to Market Road 802 Brownsville, TX	1.0–3.0	1.0–2.0	990	$1,314	$1.33	13d	8	1.40mi

HOA detail condo

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

Listing history 25 events

1. 2026-06-18
   days on market $109,900 Active 278 DOM
2. 2026-06-17
   days on market $109,900 Active 277 DOM
3. 2026-06-16
   days on market $109,900 Active 276 DOM
4. 2026-06-15
   days on market $109,900 Active 275 DOM
5. 2026-06-14
   days on market $109,900 Active 273 DOM
6. 2026-06-13
   days on market $109,900 Active 272 DOM
7. 2026-06-10
   days on market $109,900 Active 270 DOM
8. 2026-06-09
   days on market $109,900 Active 269 DOM
9. 2026-06-08
   days on market $109,900 Active 268 DOM
10. 2026-06-07
    days on market $109,900 Active 267 DOM
11. 2026-06-05
    days on market $109,900 Active 264 DOM
12. 2026-06-03
    days on market $109,900 Active 263 DOM
13. 2026-06-02
    days on market $109,900 Active 262 DOM
14. 2026-06-01
    days on market $109,900 Active 261 DOM
15. 2026-05-31
    days on market $109,900 Active 260 DOM
16. 2026-05-30
    days on market $109,900 Active 259 DOM
17. 2026-04-24
    status Active 578-char remark

    Show marketing remark (578 chars)

    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!

18. 2026-03-30
    status Pending 578-char remark

    Show marketing remark (578 chars)

    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!

19. 2026-01-06
    status Active 578-char remark

    Show marketing remark (578 chars)

    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!

20. 2026-01-01
    historical 578-char remark

    Show marketing remark (578 chars)

    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!

21. 2025-12-03
    price $109,900 578-char remark

    Show marketing remark (578 chars)

    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!

22. 2025-08-14
    listed $119,000 Active 578-char remark

    Show marketing remark (578 chars)

    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!

23. 2007-10-08
    soldstatus
24. 2007-09-18
    soldstatus
25. 1991-12-01
    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: $1,492 · $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: $17,539
• − Mortgage interest: −$6,156
• − Property taxes: −$1,492
• − Insurance: −$550
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$3,197
• Taxable income: $3,338
• Est. tax owed @ 24.0%: −$801
• After-tax cash flow: $4,098/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): 60,012
• Household income: $70,565
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1063.0

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 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%

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

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.