111 Lucylle Ln · Brownsville, TX 78520

$115,000

4 bd · 3.0 ba · 1,812 sqft · SingleFamily public records · 109 Days on market

Built 1995 Fair condition 5,400 sqft lot $63/sqft · 54% below area ↓ 13% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Alert! Complete renovation project located in a central area of Brownsville with strong upside potential. This property is ideal for investors, flippers, or buyers looking to take on a full rehab and create value. Featuring a spacious lot, covered carport, and functional layout, the possibilities are there with the right vision and investment. Surrounded by established neighborhoods and conveniently located near major roads, shopping, and schools, this property offers a prime opportunity for a fix-and-flip or long-term rental. Bring your contractor and imagination—this one is ready for transformation. Don't miss out on this value-add opportunity!

Key facts

• Covered carport
• Spacious lot
• Functional layout

Tags

• SPACIOUS LOT
• COVERED CARPORT
• FUNCTIONAL LAYOUT
• VALUE-ADD OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $938 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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: Benavides El (math 23% / reading 39%, grade F, #2,429 of 4,322 statewide, top 57%, 882 students, 83% FRL); Manzano Middle (math 30% / reading 38%, grade F, #892 of 1,662 statewide, top 55%, 905 students, 82% FRL); Pace Early College H S (math 32% / reading 33%, grade F, #1,029 of 1,632 statewide, top 64%, 1,788 students, 92% FRL) — zoned schools at 86% FRL track the district average.
• Market conditions: Rents rising fast (+11.4%/yr); 438 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $2,157/mo this rent would consume 52% of the median local household income ($50k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 + 8.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (13%) 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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.88% ✓
• Cap rate: 16.08%
• Cash-on-cash: 34.97%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (median comp): $251,077
• List price: $115,000
• Delta: -54.20%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3984 Ridge Trl	0.53mi	3/2.0 (-1)	1,784 (-2%)	11mo	$220,000	$123	55
5009 Sedona Place Pl	0.64mi	4/2.0	1,896 (+5%)	5mo	$298,000	$157	54
3 Conquistador St	1.07mi	3/2.0 (-1)	1,750 (-3%)	5mo	$300,000	$171	46
5017 Sedona Place Pl	0.64mi	4/2.0	1,854 (+2%)	19mo	$288,000	$155	46
2761 Mayorca St	1.17mi	4/2.0	1,784 (-2%)	24mo	$199,900	$112	38
3260 Turquia St	0.93mi	4/2.0	1,406 (-22%)	3mo	$235,000	$167	33
705 Continental Dr #3	0.77mi	3/2.5 (-1)	1,474 (-19%)	4mo	$182,000	$123	29
2356 Hamburg St	0.88mi	4/2.0	1,404 (-22%)	15mo	$209,700	$149	23
2681 Malta St	1.07mi	3/2.0 (-1)	1,363 (-25%)	16mo	$230,000	$169	17
4112 Sabine Ave	0.69mi	3/2.0 (-1)	1,429 (-21%)	23mo	$225,900	$158	15
2540 Windsor Pl	1.10mi	3/2.0 (-1)	1,515 (-16%)	24mo	$249,000	$164	11
1814 Oakland Ave	1.43mi	3/2.0 (-1)	2,132 (+18%)	25mo	$277,770	$130	11

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: 36.0%
• Equity multiple: 2.63×
• Total profit: $52,536
• Equity at exit: $17,147

10-year hold

• IRR: 45.2%
• Equity multiple: 6.42×
• Total profit: $174,631
• Equity at exit: $9,943

Cash invested: $32,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 13 under contract
• Months of supply: 39.0 mo (3%/mo absorbed)
• Median asking: $270,000 ($165/sqft)
• Median days on market: 80 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -16.1% vs current asking $/sqft

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

ZIP-level market 78520

• Home prices YoY: -19.8%
• Rents YoY: 11.4%
• Active inventory: 438
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,157 high
• Mortgage (P&I): −$603
• Tax from tax record: −$115 /mo · $1,375/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $938

Break-even live

Break-even rent $969

Max offer price $115,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,003	-5% $971	+0% $938	+5% $906	+10% $873
Rent	-10% $768	-5% $853	+0% $938	+5% $1,023	+10% $1,109
Rate	-1.0pp $996	-0.5pp $968	base $938	+0.5pp $908	+1.0pp $878

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: $28,750
• Closing costs: $3,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2950 McAllen Rd #6 Brownsville, TX	3.0	3.5	1900	$2,600	$1.37	70d	1	0.29mi
184 Stars Ave Unit 7 Brownsville, TX	3.0	2.0	1450	$1,900	$1.31	70d	1	0.44mi
142 Country Club Rd Brownsville, TX	3.0	2.5	1460	$1,800	$1.23	93d	1	0.51mi
424 Gilson Rd Brownsville, TX	3.0	2.0	1399	$1,500	$1.07	93d	1	0.55mi
150 Country Club Rd Unit 2A Brownsville, TX	3.0	2.5	1971	$1,850	$0.94	93d	1	0.55mi
322 McFadden Dr Unit 14 Brownsville, TX	3.0	3.0	1850	$2,200	$1.19	93d	1	0.56mi
17 Waterfront Dr Brownsville, TX	3.0	3.0	2130	$1,900	$0.89	93d	1	0.61mi
714 Continental Dr #3 Brownsville, TX	3.0	2.5	1482	$2,400	$1.62	93d	1	0.83mi
715 Continental Dr #3 Brownsville, TX	3.0	2.5	1664	$2,000	$1.20	63d	1	0.86mi
2460 Munich St Brownsville, TX	4.0	2.5	1984	$2,000	$1.01	70d	1	0.92mi
3008 Chadwick Pl Brownsville, TX	4.0	2.0	1380	$2,000	$1.45	63d	1	0.95mi
1150 Quail Hollow Dr Brownsville, TX	3.0	2.5	1333	$1,950	$1.46	70d	1	0.98mi
2034 Toluca Dr Brownsville, TX	3.0	2.0	1669	$2,000	$1.20	70d	1	0.99mi
2246 Athens St Brownsville, TX	3.0	2.0	1304	$1,800	$1.38	70d	1	1.07mi
3 Conquistador Dr Lot 3 Brownsville, TX	3.0	2.0	1750	$2,500	$1.43	63d	1	1.08mi
15 Valles Ct Brownsville, TX	3.0	2.0	1715	$2,350	$1.37	63d	1	1.10mi
35 La Paz Ct Brownsville, TX	3.0	2.5	1660	$1,900	$1.14	63d	1	1.13mi
2733 Naples St Brownsville, TX	4.0	2.0	1796	$2,400	$1.34	93d	1	1.24mi
15 Sunnyside Ln Brownsville, TX	4.0	2.0	1436	$2,000	$1.39	63d	1	1.26mi
524 Wildrose Ln #1 Brownsville, TX	3.0	2.5	2134	$2,300	$1.08	70d	1	1.28mi
1866 Royal Oak St Brownsville, TX	3.0	2.5	2304	$2,400	$1.04	63d	1	1.30mi
501 Geraldine Ln Brownsville, TX	4.0	2.0	1615	$1,900	$1.18	70d	1	1.45mi

Property features AI

Finance

• Other: Located in the Hacienda Estates subdivisionDirections available to the property

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne story
• Construction: Wood siding construction
• Exterior features: Composition roof

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Ceiling fansWall/Window air conditioning units
• Interior features: Electric water heaterGas water heaterCeiling fansWall/Window air conditioning units

Listing history 50 events

1. 2026-08-08
   days on market $115,000 Active 109 DOM
2. 2026-08-07
   days on market $115,000 Active 108 DOM
3. 2026-08-06
   days on market $115,000 Active 107 DOM
4. 2026-08-05
   days on market $115,000 Active 106 DOM
5. 2026-08-04
   days on market $115,000 Active 105 DOM
6. 2026-08-03
   days on market $115,000 Active 104 DOM
7. 2026-07-31
   days on market $115,000 Active 101 DOM
8. 2026-07-29
   days on market $115,000 Active 99 DOM
9. 2026-07-27
   days on market $115,000 Active 97 DOM
10. 2026-07-25
    days on market $115,000 Active 95 DOM
11. 2026-07-24
    days on market $115,000 Active 94 DOM
12. 2026-07-23
    days on market $115,000 Active 93 DOM
13. 2026-07-22
    days on market $115,000 Active 92 DOM
14. 2026-07-21
    days on market $115,000 Active 91 DOM
15. 2026-07-18
    days on market $115,000 Active 88 DOM
16. 2026-07-16
    days on market $115,000 Active 86 DOM
17. 2026-07-16
    days on market $115,000 Active 85 DOM
18. 2026-07-14
    days on market $115,000 Active 84 DOM
19. 2026-07-13
    days on market $115,000 Active 83 DOM
20. 2026-07-12
    days on market $115,000 Active 82 DOM
21. 2026-07-11
    days on market $115,000 Active 81 DOM
22. 2026-07-10
    days on market $115,000 Active 80 DOM
23. 2026-07-09
    days on market $115,000 Active 79 DOM
24. 2026-07-08
    days on market $115,000 Active 78 DOM
25. 2026-07-07
    days on market $115,000 Active 77 DOM
26. 2026-07-06
    days on market $115,000 Active 76 DOM
27. 2026-07-05
    days on market $115,000 Active 75 DOM
28. 2026-07-04
    days on market $115,000 Active 74 DOM
29. 2026-07-03
    days on market $115,000 Active 73 DOM
30. 2026-07-02
    days on market $115,000 Active 72 DOM
31. 2026-07-01
    days on market $115,000 Active 71 DOM
32. 2026-06-30
    days on market $115,000 Active 70 DOM
33. 2026-06-29
    days on market $115,000 Active 69 DOM
34. 2026-06-28
    days on market $115,000 Active 68 DOM
35. 2026-06-28
    days on market $115,000 Active 67 DOM
36. 2026-06-27
    days on market $115,000 Active 66 DOM
37. 2026-06-25
    days on market $115,000 Active 64 DOM
38. 2026-06-23
    days on market $115,000 Active 62 DOM
39. 2026-06-22
    days on market $115,000 Active 61 DOM
40. 2026-06-18
    days on market $115,000 Active 58 DOM
41. 2026-06-17
    days on market $115,000 Active 57 DOM
42. 2026-06-16
    days on market $115,000 Active 56 DOM
43. 2026-06-15
    days on market $115,000 Active 55 DOM
44. 2026-06-14
    days on market $115,000 Active 53 DOM
45. 2026-06-13
    days on market $115,000 Active 52 DOM
46. 2026-06-10
    days on market $115,000 Active 50 DOM
47. 2026-06-09
    days on market $115,000 Active 49 DOM
48. 2026-06-08
    days on market $115,000 Active 48 DOM
49. 2026-06-07
    days on market $115,000 Active 47 DOM
50. 2026-06-05
    days on market $115,000 Active 44 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: $1,375 · $115/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$729/yr (+$61/mo · 53.0%)

ⓘ 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 ≥111°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: $25,881
• − Mortgage interest: −$6,442
• − Property taxes: −$1,375
• − Insurance: −$575
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$3,345
• Taxable income: $10,003
• Est. tax owed @ 24.0%: −$2,401
• After-tax cash flow: $8,858/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 · 9 photos

Fair 45/100 Extensive rehab Est. rehab $90,600–$163,080 screening

This property requires extensive renovations, including a new roof, exterior repairs, and interior updates, to significantly increase its value for resale or rental.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Hvac (hvac) — No HVAC unit visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior walls or siding visible in photos

Repairs flagged

• Major roof — Signs of wear and possible damage
• Major exterior siding — Weathered and peeling
• Major flooring — Worn-out tiles
• Major interior walls — Painted walls faded and chipped
• Major HVAC unit — Exposed and in need of maintenance

Value-add opportunities

• Both New roof — Improves both resale and rental value ↑
• Both Exterior painting and siding repair — Enhances curb appeal and property value ↑
• Both New flooring in kitchen and bathrooms — Improves functionality and aesthetics ↑
• Both Interior wall painting and repairs — Enhances property value and creates a more inviting space ↑
• Both HVAC unit replacement — Improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Extensive 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 32/100

Zoned Schools

Elementary Benavides El F TX #2,429/4,322 Nat'l #26,096/41,679 Middle Manzano Middle F TX #892/1,662 Nat'l #7,813/14,009 High Pace Early College H S F TX #1,029/1,632 Nat'l #10,333/17,239

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): 64,740
• Household income: $50,116
• Rent vs Own: 39.8% rent · 60.2% 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 44% White 6%
• Hispanic origin (detail): Mexican 88%
• Foreign-born: 26% · Canada
• Languages at home: 18% English-only · Spanish 82%

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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: ▼ -52.91%
• Current HPI: 214.4335
• Rent YoY: ▲ 11.41%
• 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

Property features AI

Finance

• Other: Located in the Hacienda Estates subdivisionDirections available to the property

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne story
• Construction: Wood siding construction
• Exterior features: Composition roof

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Ceiling fansWall/Window air conditioning units
• Interior features: Electric water heaterGas water heaterCeiling fansWall/Window air conditioning units

Price history

-12.9% since first listed

6 events — show timeline

• 2026-05-29 Price Changed $115,000 RGVMLS
• 2026-05-28 Relisted — RGVMLS
• 2026-04-21 Listed $132,000 RGVMLS
• 2021-06-30 Sold (Public Records) — Public Records
• 2005-08-15 Sold (Public Records) — Public Records
• 1991-06-01 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,375 · +0.2% YoY. Source: county tax records.