6729 Georgia Pne · Brownsville, TX 78526

$264,900

3 bd · 2.0 ba · 1,794 sqft · SingleFamily public records · 307 Days on market

Built 2005 5,000 sqft lot $148/sqft · 8% below area Est $288k · 8% under

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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).

• ARV discount +11.1/15.0
• Cash flow +10.9/30.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Schools +3.3/10.0
• DSCR +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting two-story home in the desirable Villa Los Pinos subdivision offers 3 bedrooms, 2 bathrooms, and nearly 1,800 square feet of living space with high ceilings, tile flooring throughout, and open living and dining areas designed for comfort and style. The kitchen features granite countertops and ample cabinetry, while the primary suite includes a spacious walk-in closet. Outdoors, enjoy a large covered patio perfect for entertaining, along with beautiful mature landscaping highlighted by dramatic bird of paradise that creates a lush green wall of privacy and beauty. Additional features include double-pane windows, ceiling fans, a fenced backyard, and an attached two-car garage, all in a convenient location near schools, shopping, and major roadways.

Key facts

• 2 story home
• Granite countertops
• High ceilings

Tags

• 2 STORY HOME
• GRANITE COUNTERTOPS
• HIGH CEILINGS
• GREAT BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (17.2% below list).
• Recommended offer: $219k (17.2% 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: amenities D, crime D-, employment F.
• Los Fresnos CISD (suburban): math 34% / reading 44% proficiency, ranked #444 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Olmito El (math 43% / reading 54%, grade D, #950 of 4,322 statewide, top 22%, 575 students, 69% FRL); Resaca Middle (math 29% / reading 44%, grade F, #786 of 1,662 statewide, top 48%, 857 students, 77% FRL); Los Fresnos H S (math 41% / reading 55%, grade D, #571 of 1,632 statewide, top 36%, 3,272 students, 82% FRL) — zoned schools average 76% FRL vs 43% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 416 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent runs 37% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 307 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $44k (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; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,227 (17.2% 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. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $287,647
• List price: $264,900
• Delta: -7.91%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6561 Carolina Pine Dr	0.13mi	3/2.5	1,770 (-1%)	3mo	$250,000	$141	87
6651 Pine Creek Ave	0.29mi	3/3.0	1,744 (-3%)	3mo	$257,000	$147	76
1857 Castillo St	0.62mi	3/2.5	1,776 (-1%)	19mo	$297,995	$168	52
1706 Castillo St	0.74mi	3/2.5	1,776 (-1%)	21mo	$298,000	$168	44
1851 Joaquin St	0.67mi	3/3.5	2,026 (+13%)	1mo	$335,000	$165	40
1902 Lulu St	0.71mi	3/2.5	1,869 (+4%)	23mo	$308,000	$165	38

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.31×
• Total profit: $-50,812
• Equity at exit: $39,497

10-year hold

• IRR: -12.9%
• Equity multiple: 0.25×
• Total profit: $-55,696
• Equity at exit: $22,904

Cash invested: $74,172 (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: 416
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,192 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$349 /mo · $4,187/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-117

Break-even live

Break-even rent $2,340

Max offer price $244,306

Occupancy floor —

Sensitivity live

Price	-10% $33	-5% $-42	+0% $-117	+5% $-192	+10% $-267
Rent	-10% $-290	-5% $-203	+0% $-117	+5% $-30	+10% $57
Rate	-1.0pp $17	-0.5pp $-49	base $-117	+0.5pp $-185	+1.0pp $-255

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6973 Austrian Pne Brownsville, TX	4.0	2.0	1406	$1,800	$1.28	45d	1	0.15mi
7029 Austrian Pne Brownsville, TX	3.0	2.0	1676	$2,000	$1.19	23d	1	0.17mi
6654 Pino Azul Brownsville, TX	3.0	2.0	1433	$1,900	$1.33	45d	1	0.24mi
7317 370th Tc Brownsville, TX	4.0	4.0	2210	$2,850	$1.29	23d	1	0.50mi
6919 Blue Spruce St Brownsville, TX	3.0	2.0	1451	$1,750	$1.21	45d	1	0.50mi
1930 Castillo St Olmito, TX	3.0	2.0	1628	$2,400	$1.47	23d	1	0.77mi
1930 Castellano Cir Brownsville, TX	3.0	2.0	1572	$2,400	$1.53	45d	1	0.77mi
2373 Grove Ln Brownsville, TX	3.0	2.0	1473	$2,500	$1.70	23d	1	1.11mi
2153 Grove Ln Brownsville, TX	3.0	2.0	1846	$1,950	$1.06	23d	1	1.11mi
7072 Lago Vista Blvd Brownsville, TX	3.0	3.0	2473	$3,200	$1.29	23d	1	1.17mi
7180 Dominica Dr Brownsville, TX	4.0	4.0	2287	$3,400	$1.49	23d	1	1.26mi

Listing history 24 events

1. 2026-06-21
   days on market $264,900 Active 307 DOM
2. 2026-06-18
   days on market $264,900 Active 304 DOM
3. 2026-06-17
   days on market $264,900 Active 303 DOM
4. 2026-06-16
   days on market $264,900 Active 302 DOM
5. 2026-06-15
   days on market $264,900 Active 301 DOM
6. 2026-06-14
   days on market $264,900 Active 299 DOM
7. 2026-06-13
   days on market $264,900 Active 298 DOM
8. 2026-06-10
   days on market $264,900 Active 296 DOM
9. 2026-06-09
   days on market $264,900 Active 295 DOM
10. 2026-06-08
    days on market $264,900 Active 294 DOM
11. 2026-06-07
    days on market $264,900 Active 293 DOM
12. 2026-06-05
    days on market $264,900 Active 290 DOM
13. 2026-06-03
    days on market $264,900 Active 289 DOM
14. 2026-06-02
    days on market $264,900 Active 288 DOM
15. 2026-06-01
    days on market $264,900 Active 287 DOM
16. 2026-05-31
    days on market $264,900 Active 286 DOM
17. 2026-05-30
    days on market $264,900 Active 285 DOM
18. 2025-11-19
    price $264,900 769-char remark

    Show marketing remark (769 chars)

    This inviting two-story home in the desirable Villa Los Pinos subdivision offers 3 bedrooms, 2 bathrooms, and nearly 1,800 square feet of living space with high ceilings, tile flooring throughout, and open living and dining areas designed for comfort and style. The kitchen features granite countertops and ample cabinetry, while the primary suite includes a spacious walk-in closet. Outdoors, enjoy a large covered patio perfect for entertaining, along with beautiful mature landscaping highlighted by dramatic bird of paradise that creates a lush green wall of privacy and beauty. Additional features include double-pane windows, ceiling fans, a fenced backyard, and an attached two-car garage, all in a convenient location near schools, shopping, and major roadways.

19. 2025-09-08
    price $274,900 769-char remark

    Show marketing remark (769 chars)

    This inviting two-story home in the desirable Villa Los Pinos subdivision offers 3 bedrooms, 2 bathrooms, and nearly 1,800 square feet of living space with high ceilings, tile flooring throughout, and open living and dining areas designed for comfort and style. The kitchen features granite countertops and ample cabinetry, while the primary suite includes a spacious walk-in closet. Outdoors, enjoy a large covered patio perfect for entertaining, along with beautiful mature landscaping highlighted by dramatic bird of paradise that creates a lush green wall of privacy and beauty. Additional features include double-pane windows, ceiling fans, a fenced backyard, and an attached two-car garage, all in a convenient location near schools, shopping, and major roadways.

20. 2025-08-15
    listed $309,000 Active 769-char remark

    Show marketing remark (769 chars)

    This inviting two-story home in the desirable Villa Los Pinos subdivision offers 3 bedrooms, 2 bathrooms, and nearly 1,800 square feet of living space with high ceilings, tile flooring throughout, and open living and dining areas designed for comfort and style. The kitchen features granite countertops and ample cabinetry, while the primary suite includes a spacious walk-in closet. Outdoors, enjoy a large covered patio perfect for entertaining, along with beautiful mature landscaping highlighted by dramatic bird of paradise that creates a lush green wall of privacy and beauty. Additional features include double-pane windows, ceiling fans, a fenced backyard, and an attached two-car garage, all in a convenient location near schools, shopping, and major roadways.

21. 2019-04-18
    soldstatus
22. 2018-08-22
    soldstatus 560-char remark

    Show marketing remark (560 chars)

    HUD HOME NEAR ALL. .. SPACIOUS LIVING ROOM, LARGE DINING, 3 BEDROOMS 2.5 BATHS, CERAMIC TILE FLOORING ON FIRST FLOOR, CARPET UPSTAIRS. THERE IS A LOFT UPSTAIRS THAT CAN BE USED AS A SITTING AREA/OFFICE. NICE SIZED YARD. HUD HOMES ARE SOLD AS IS. CASE #514-020587. All bids are to be made at www. Hudhomestore.com. Please check PCR report prior to bidding, buyers are responsible for all utilities to be turned on prior to inspections, in some cases water may not be turned on at all. .please call listing agent for any questions. MARKETED BY CHRONOS SOLUTIONS.

23. 2018-04-16
    listed $103,800 560-char remark

    Show marketing remark (560 chars)

    HUD HOME NEAR ALL. .. SPACIOUS LIVING ROOM, LARGE DINING, 3 BEDROOMS 2.5 BATHS, CERAMIC TILE FLOORING ON FIRST FLOOR, CARPET UPSTAIRS. THERE IS A LOFT UPSTAIRS THAT CAN BE USED AS A SITTING AREA/OFFICE. NICE SIZED YARD. HUD HOMES ARE SOLD AS IS. CASE #514-020587. All bids are to be made at www. Hudhomestore.com. Please check PCR report prior to bidding, buyers are responsible for all utilities to be turned on prior to inspections, in some cases water may not be turned on at all. .please call listing agent for any questions. MARKETED BY CHRONOS SOLUTIONS.

24. 2013-12-12
    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: $4,187 · $349/mo
• Projected year-2 tax: $4,848 · $404/mo
• Expected delta: +$660/yr (+$55/mo · 15.8%)

ⓘ 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 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,307
• − Mortgage interest: −$14,839
• − Property taxes: −$4,187
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$7,706
• Taxable loss: −$5,958
• Est. tax savings @ 24.0%: +$1,430
• After-tax cash flow: $31/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: Los Fresnos CISD
• NCES district ID: 4828290
• Math proficiency: 34% ▼ -30.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $42,586
• Composite: 32.92/100
• National rank: #5601
• State rank: #444 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

+155.2% since first listed

7 events — show timeline

• 2025-11-19 Price Changed $264,900 RGVMLS
• 2025-09-08 Price Changed $274,900 RGVMLS
• 2025-08-15 Listed $309,000 RGVMLS
• 2019-04-18 Sold (Public Records) — Public Records
• 2018-08-22 Sold (MLS) — RGVMLS
• 2018-04-16 Listed $103,800 RGVMLS
• 2013-12-12 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $4,187 · +10.6% YoY. Source: county tax records.