111 Lucylle Ln · Brownsville, TX 78520

$115,000

4 bd · 3.0 ba · 1,812 sqft · SingleFamily public records · 58 Days on market

Built 1995 5,400 sqft lot $63/sqft · 54% below area

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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
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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.

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: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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: 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 fast (+11.4%/yr); 346 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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) (locally 1800% of renters already pay >50% of income on rent) — 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 58 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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): $251,018
• List price: $115,000
• Delta: -54.19%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5009 Sedona Place Pl	0.64mi	4/2.0	1,896 (+5%)	3mo	$298,000	$157	56
3984 Ridge Trl	0.53mi	3/2.0 (-1)	1,784 (-2%)	9mo	$220,000	$123	56
5017 Sedona Place Pl	0.64mi	4/2.0	1,854 (+2%)	18mo	$288,000	$155	48

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 →

ZIP-level market 78520

• Home prices YoY: -19.8%
• Rents YoY: 11.4%
• Active inventory: 346
• 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%

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
• 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	21d	1	0.29mi
184 Stars Ave Unit 7 Brownsville, TX	3.0	2.0	1450	$1,900	$1.31	21d	1	0.44mi
142 Country Club Rd Brownsville, TX	3.0	2.5	1460	$1,800	$1.23	43d	1	0.51mi
424 Gilson Rd Brownsville, TX	3.0	2.0	1399	$1,500	$1.07	43d	1	0.55mi
150 Country Club Rd Unit 2A Brownsville, TX	3.0	2.5	1971	$1,850	$0.94	43d	1	0.55mi
322 McFadden Dr Unit 14 Brownsville, TX	3.0	3.0	1850	$2,200	$1.19	43d	1	0.56mi
17 Waterfront Dr Brownsville, TX	3.0	3.0	2130	$1,900	$0.89	43d	1	0.61mi
714 Continental Dr #3 Brownsville, TX	3.0	2.5	1482	$2,400	$1.62	43d	1	0.83mi
715 Continental Dr #3 Brownsville, TX	3.0	2.5	1664	$2,000	$1.20	13d	1	0.86mi
2460 Munich St Brownsville, TX	4.0	2.5	1984	$2,000	$1.01	21d	1	0.92mi
3008 Chadwick Pl Brownsville, TX	4.0	2.0	1380	$2,000	$1.45	13d	1	0.95mi
1150 Quail Hollow Dr Brownsville, TX	3.0	2.5	1333	$1,950	$1.46	21d	1	0.98mi
2034 Toluca Dr Brownsville, TX	3.0	2.0	1669	$2,000	$1.20	21d	1	0.99mi
2246 Athens St Brownsville, TX	3.0	2.0	1304	$1,800	$1.38	21d	1	1.07mi
3 Conquistador Dr Lot 3 Brownsville, TX	3.0	2.0	1750	$2,500	$1.43	13d	1	1.08mi
15 Valles Ct Brownsville, TX	3.0	2.0	1715	$2,350	$1.37	13d	1	1.10mi
35 La Paz Ct Brownsville, TX	3.0	2.5	1660	$1,900	$1.14	13d	1	1.13mi
2733 Naples St Brownsville, TX	4.0	2.0	1796	$2,400	$1.34	43d	1	1.24mi
15 Sunnyside Ln Brownsville, TX	4.0	2.0	1436	$2,000	$1.39	13d	1	1.26mi
524 Wildrose Ln #1 Brownsville, TX	3.0	2.5	2134	$2,300	$1.08	21d	1	1.28mi
1866 Royal Oak St Brownsville, TX	3.0	2.5	2304	$2,400	$1.04	13d	1	1.30mi
501 Geraldine Ln Brownsville, TX	4.0	2.0	1615	$1,900	$1.18	21d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $115,000 Active 58 DOM
2. 2026-06-17
   days on market $115,000 Active 57 DOM
3. 2026-06-16
   days on market $115,000 Active 56 DOM
4. 2026-06-15
   days on market $115,000 Active 55 DOM
5. 2026-06-14
   days on market $115,000 Active 53 DOM
6. 2026-06-13
   days on market $115,000 Active 52 DOM
7. 2026-06-10
   days on market $115,000 Active 50 DOM
8. 2026-06-09
   days on market $115,000 Active 49 DOM
9. 2026-06-08
   days on market $115,000 Active 48 DOM
10. 2026-06-07
    days on market $115,000 Active 47 DOM
11. 2026-06-05
    days on market $115,000 Active 44 DOM
12. 2026-06-03
    days on market $115,000 Active 43 DOM
13. 2026-06-02
    days on market $115,000 Active 42 DOM
14. 2026-06-01
    days on market $115,000 Active 41 DOM
15. 2026-05-31
    days on market $115,000 Active 40 DOM
16. 2026-05-30
    days on market $115,000 Active 39 DOM
17. 2026-04-21
    listed $132,000 Active 669-char remark

    Show marketing remark (669 chars)

    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!

18. 2021-06-30
    soldstatus
19. 2005-08-15
    soldstatus
20. 1991-06-01
    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: $1,375 · $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.

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

4 events — show timeline

• 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.