2720 Mayorca St · Brownsville, TX 78520

$179,000

4 bd · 2.0 ba · 1,125 sqft · SingleFamily public records · 188 Days on market

Built 2002 5,000 sqft lot $159/sqft · at area comps Est $181k · at est. ↓ 5% since listing

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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 +17.1/30.0
• ARV discount +8.1/15.0
• DSCR +5.3/10.0
• 1% rule +5.0/10.0
• 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

Nice/ Clean brick home near schools close to Alton Gloor Blvd. 4 bedrooms, 2 bath, and tile floors. Storage in backyard.

Key facts

• Near schools
• Tile floors
• Storage in backyard

Tags

• BRICK HOME
• NEAR SCHOOLS
• CLOSE TO ALTON GLOOR BLVD
• TILE FLOORS
• STORAGE IN BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: 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: Yturria El (math 31% / reading 43%, grade F, #1,769 of 4,322 statewide, top 44%, 548 students, 75% FRL); Stillman Middle (math 26% / reading 43%, grade F, #858 of 1,662 statewide, top 54%, 1,095 students, 68% FRL); Veterans Memorial Early College H S (math 33% / reading 69%, grade D+, #482 of 1,632 statewide, top 30%, 2,172 students, 65% FRL).
• Zoned-school proficiency averages 41% at this address vs 27% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Brownsville ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+11.4%/yr); 348 active listings in the ZIP; 10 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 43% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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. 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 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: 1.00% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 8.3

CMA / ARV

• ARV (median comp): $181,234
• List price: $179,000
• Delta: -1.23%
• 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
2833 Frankfurt St	0.18mi	3/2.0 (-1)	1,040 (-8%)	14mo	$180,000	$173	63
2474 Segovia St	0.36mi	3/2.0 (-1)	1,197 (+6%)	10mo	$190,000	$159	60
2840 Avila St	0.05mi	3/2.0 (-1)	1,010 (-10%)	23mo	$159,900	$158	56
3292 Turquia St	0.52mi	3/2.0 (-1)	1,200 (+7%)	10mo	$214,000	$178	51
2433 Lisbon St	0.36mi	3/2.0 (-1)	1,221 (+8%)	16mo	$197,000	$161	51
2817 Riviera St	0.13mi	3/1.0 (-1)	962 (-14%)	16mo	$155,000	$161	47

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.77×
• Total profit: $-11,627
• Equity at exit: $26,689

10-year hold

• IRR: 9.1%
• Equity multiple: 1.87×
• Total profit: $43,378
• 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: 348
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$939
• Tax from tax record: −$281 /mo · $3,377/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $123

Break-even live

Break-even rent $1,639

Max offer price $179,000

Occupancy floor 88%

Sensitivity live

Price	-10% $224	-5% $174	+0% $123	+5% $72	+10% $22
Rent	-10% $-19	-5% $52	+0% $123	+5% $194	+10% $265
Rate	-1.0pp $213	-0.5pp $169	base $123	+0.5pp $77	+1.0pp $29

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3255 W Alton Gloor Blvd Brownsville, TX	3.0	2.0	1213	$1,020	$0.84	45d	1	0.29mi
2246 Athens St Brownsville, TX	3.0	2.0	1304	$1,800	$1.38	22d	1	0.32mi
2186 Athens St Brownsville, TX	4.0	2.0	1196	$1,750	$1.46	45d	1	0.43mi
3008 Chadwick Pl Brownsville, TX	4.0	2.0	1380	$2,000	$1.45	15d	1	0.51mi
1935 Athens St Brownsville, TX	4.0	2.0	1196	$2,200	$1.84	15d	1	0.86mi
1935 Athens St Brownsville, TX	4.0	2.0	1196	$2,200	$1.84	22d	1	0.86mi
3255 W Alton Gloor Blvd Unit 1-210 Brownsville, TX	3.0	2.0	1213	$1,020	$0.84	46d	1	0.89mi
1150 Quail Hollow Dr Brownsville, TX	3.0	2.5	1333	$1,950	$1.46	22d	1	1.16mi
2394 El Arca Dr Brownsville, TX	3.0	1.0	968	$1,300	$1.34	15d	1	1.19mi
184 Stars Ave Unit 7 Brownsville, TX	3.0	2.0	1450	$1,900	$1.31	22d	1	1.46mi

Listing history 4 events

1. 2026-05-12
   status Pending 120-char remark

   Show marketing remark (120 chars)

   Nice/ Clean brick home near schools close to Alton Gloor Blvd. 4 bedrooms, 2 bath, and tile floors. Storage in backyard.

2. 2026-05-07
   price $179,000 120-char remark

   Show marketing remark (120 chars)

   Nice/ Clean brick home near schools close to Alton Gloor Blvd. 4 bedrooms, 2 bath, and tile floors. Storage in backyard.

3. 2026-02-11
   price $185,000 120-char remark

   Show marketing remark (120 chars)

   Nice/ Clean brick home near schools close to Alton Gloor Blvd. 4 bedrooms, 2 bath, and tile floors. Storage in backyard.

4. 2025-11-06
   listed $189,000 Active 120-char remark

   Show marketing remark (120 chars)

   Nice/ Clean brick home near schools close to Alton Gloor Blvd. 4 bedrooms, 2 bath, and tile floors. Storage in backyard.

ⓘ 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: $3,377 · $281/mo
• Projected year-2 tax: $3,377 · $281/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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: $21,534
• − Mortgage interest: −$10,027
• − Property taxes: −$3,377
• − Insurance: −$895
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$5,207
• Taxable loss: −$1,417
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $1,816/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

-5.3% since first listed

4 events — show timeline

• 2026-05-12 Pending — RGVMLS
• 2026-05-07 Price Changed $179,000 RGVMLS
• 2026-02-11 Price Changed $185,000 RGVMLS
• 2025-11-06 Listed $189,000 RGVMLS

Property tax history

+6.4%/yr

Latest (2025): $3,377 · -9.7% YoY. Source: county tax records.