2901 Central Blvd #103 · Brownsville, TX 78520

$159,999

2 bd · 2.5 ba · 1,141 sqft · Condo · 119 Days on market

Built 1993 Fair condition $140/sqft · 7% below area Est $172k · 7% 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).

• Cash flow +16.3/30.0
• ARV discount +10.7/15.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great unit 2 bedrooms, 2 1/2 baths with community pool, resaca and golf view.

Key facts

• Pool
• Built 1993
• Listed 119 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (5.7% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
• This rent runs 36% 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.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask is 10934% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $145,599 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (median comp): $172,262
• List price: $159,999
• Delta: -7.12%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.72×
• Total profit: $-12,418
• Equity at exit: $23,856

10-year hold

• IRR: 7.8%
• Equity multiple: 1.73×
• Total profit: $32,673
• Equity at exit: $13,834

Cash invested: $44,800 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,509 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $87

Break-even live

Break-even rent $1,400

Max offer price $159,999

Occupancy floor 89%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2901 Central Blvd Unit 202 Brownsville, TX	2.0	2.0	1176	$1,400	$1.19	21d	1	0.02mi
745 Media Luna Rd Unit SEVILLA Brownsville, TX	1.0	1.5	800	$1,400	$1.75	21d	1	0.22mi
745 Media Luna Rd Unit SANTANDER Brownsville, TX	1.0	1.5	800	$1,400	$1.75	44d	1	0.22mi
801 Continental Dr #3 Brownsville, TX	1.0	1.0	986	$1,225	$1.24	21d	1	0.32mi
714 Continental Dr #3 Brownsville, TX	3.0	2.5	1482	$2,400	$1.62	44d	1	0.35mi
402 Champions Dr Brownsville, TX	2.0	1.5	814	$1,300	$1.60	21d	1	0.35mi
10 Country Club Rd Unit A Brownsville, TX	2.0	2.0	1200	$1,450	$1.21	44d	1	0.41mi
11 Country Club Rd Brownsville, TX	2.0	2.0	1200	$1,600	$1.33	21d	1	0.41mi
2425 Barnard Rd Brownsville, TX	1.0–2.0	1.0–2.0	886	$1,165	$1.31	14d	12	0.47mi
2425 Barnard Rd Unit ujnit 1-A Brownsville, TX	3.0	1.5	1300	$1,600	$1.23	44d	1	0.48mi
2425 Barnard Rd Unit A-13 Brownsville, TX	2.0	2.0	1137	$1,250	$1.10	44d	1	0.48mi
375 Media Luna Rd Brownsville, TX	1.0–3.0	1.0–2.0	940	$1,202	$1.28	14d	2	0.54mi
42 Fairway Dr Brownsville, TX	2.0	2.0	1300	$2,500	$1.92	21d	1	0.57mi
142 Country Club Rd Brownsville, TX	3.0	2.5	1460	$1,800	$1.23	44d	1	0.61mi
95 Poinciana Dr Brownsville, TX	1.0–3.0	1.5–2.0	1130	$2,075	$1.84	44d	2	0.78mi
95 Poinciana Dr Brownsville, TX	2.0–3.0	2.0	1218	$1,500	$1.23	14d	2	0.78mi
1904 Central Blvd Brownsville, TX	1.0–3.0	1.0–2.0	1046	$888	$0.85	44d	9	0.78mi
3500 Old Alice Rd Unit 1100 H Brownsville, TX	2.0	1.0	1005	$1,500	$1.49	44d	1	0.79mi
2393 McAllen Rd Unit D1-7 Brownsville, TX	2.0	1.5	1040	$1,400	$1.35	21d	1	0.79mi
3055 El Paso Rd Unit H-1 Brownsville, TX	2.0	2.0	900	$1,050	$1.17	44d	1	0.81mi
801 Tropical Dr Unit 3 Brownsville, TX	2.0	1.5	1000	$1,500	$1.50	44d	1	0.84mi
460 Gilson Rd Unit 2 Brownsville, TX	2.0	1.0	850	$875	$1.03	21d	1	0.93mi
424 Gilson Rd Brownsville, TX	3.0	2.0	1399	$1,500	$1.07	44d	1	0.94mi
1405 Harvard Ave Brownsville, TX	3.0	2.0	1426	$1,700	$1.19	44d	1	0.97mi
234 Emerald Ln Lot 4 Brownsville, TX	3.0	2.0	1170	$1,850	$1.58	21d	1	0.99mi
401 Jose Marti Blvd Brownsville, TX	1.0	1.5	711	$1,200	$1.69	21d	1	0.99mi
1617 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1179	$1,900	$1.61	21d	1	1.05mi
1618 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1073	$1,700	$1.58	44d	1	1.06mi
401 Boca Chica Blvd Unit 505 Brownsville, TX	2.0	1.5	1152	$1,200	$1.04	44d	1	1.07mi
441 Jose Marti Blvd Brownsville, TX	1.0	1.5	750	$2,000	$2.67	44d	1	1.07mi
1604 Yale Ave Brownsville, TX	3.0	1.0	1316	$1,800	$1.37	21d	1	1.07mi
34 W Hawthorne Ave Brownsville, TX	3.0	2.0	940	$1,400	$1.49	44d	1	1.13mi
184 Stars Ave Unit 7 Brownsville, TX	3.0	2.0	1450	$1,900	$1.31	21d	1	1.24mi
2100 W San Marcelo Blvd Brownsville, TX	2.0–3.0	2.0–2.5	1069	$1,450	$1.36	44d	2	1.26mi
158 Garden St Brownsville, TX	2.0	1.0	868	$900	$1.04	44d	1	1.26mi
2100 W San Marcelo Blvd Apt 185 Brownsville, TX	2.0	2.0	1024	$1,500	$1.46	21d	1	1.33mi
600 Lakeside Blvd Brownsville, TX	1.0–2.0	1.0–2.0	763	$950	$1.25	14d	2	1.40mi
1551 Lakeside Blvd Unit 7 Brownsville, TX	1.0	1.5	730	$1,300	$1.78	44d	1	1.46mi
1150 Quail Hollow Dr Brownsville, TX	3.0	2.5	1333	$1,950	$1.46	21d	1	1.47mi
605 Paredes Line Rd Brownsville, TX	2.0	1.5	900	$875	$0.97	44d	1	1.48mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-18
   days on market $159,999 Active 119 DOM
2. 2026-06-17
   days on market $159,999 Active 118 DOM
3. 2026-06-16
   days on market $159,999 Active 117 DOM
4. 2026-06-15
   days on market $159,999 Active 116 DOM
5. 2026-06-14
   days on market $159,999 Active 114 DOM
6. 2026-06-13
   days on market $159,999 Active 113 DOM
7. 2026-06-10
   days on market $159,999 Active 111 DOM
8. 2026-06-09
   days on market $159,999 Active 110 DOM
9. 2026-06-08
   days on market $159,999 Active 109 DOM
10. 2026-06-07
    days on market $159,999 Active 108 DOM
11. 2026-06-05
    days on market $159,999 Active 105 DOM
12. 2026-06-03
    days on market $159,999 Active 104 DOM
13. 2026-06-02
    days on market $159,999 Active 103 DOM
14. 2026-06-01
    days on market $159,999 Active 102 DOM
15. 2026-05-31
    days on market $159,999 Active 101 DOM
16. 2026-05-30
    days on market $159,999 Active 100 DOM
17. 2026-05-13
    price $1,500
18. 2026-05-10
    listed $1,450
19. 2026-05-09
    status Active 77-char remark

    Show marketing remark (77 chars)

    Great unit 2 bedrooms, 2 1/2 baths with community pool, resaca and golf view.

20. 2026-04-21
    historical $1,450

    Show marketing remark (77 chars)

    Great unit 2 bedrooms, 2 1/2 baths with community pool, resaca and golf view.

21. 2026-04-21
    status Pending 77-char remark

    Show marketing remark (77 chars)

    Great unit 2 bedrooms, 2 1/2 baths with community pool, resaca and golf view.

22. 2026-04-05
    listed $1,450
23. 2026-02-24
    price $159,999 77-char remark

    Show marketing remark (77 chars)

    Great unit 2 bedrooms, 2 1/2 baths with community pool, resaca and golf view.

24. 2026-01-31
    listed $165,000 Active 77-char remark

    Show marketing remark (77 chars)

    Great unit 2 bedrooms, 2 1/2 baths with community pool, resaca and golf view.

25. 2017-11-02
    soldstatus 204-char remark

    Show marketing remark (204 chars)

    Great unit type town home, bedrooms upstairs, each one has a bathroom, 1/2 downstairs, for guest, the unit is in a mo to mo basis, community pool, great trees, Resaca, view of golf course. all appliances.

26. 2017-07-17
    listed $78,000 204-char remark

    Show marketing remark (204 chars)

    Great unit type town home, bedrooms upstairs, each one has a bathroom, 1/2 downstairs, for guest, the unit is in a mo to mo basis, community pool, great trees, Resaca, view of golf course. all appliances.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,110
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$4,655
• Taxable loss: −$1,605
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $1,423/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 · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including exterior siding, kitchen and bathroom updates, and landscaping maintenance. Fresh paint and improved curb appeal can significantly increase its value.

Repairs flagged

• Major Exterior siding — Significant wear and tear
• Major Kitchen — No photos, but likely outdated
• Major Bathrooms — No photos, but likely outdated
• Minor Foundation/structure — No photos, but likely needs inspection

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping maintenance — Well-maintained landscaping improves curb appeal and property value
• Both Replace exterior siding — New siding significantly improves curb appeal and property value
• Both Update kitchen and bathrooms — Modernizing these spaces can significantly increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and tear	Major	$15,000–50,000
Kitchen · No photos, but likely outdated	Major	$15,000–50,000
Bathrooms · No photos, but likely outdated	Major	$15,000–50,000
Foundation/structure · No photos, but likely needs inspection	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping maintenance — Well-maintained landscaping improves curb appeal and property value ↑
• Both Replace exterior siding — New siding significantly improves curb appeal and property value ↑
• Both Update kitchen and bathrooms — Modernizing these spaces can significantly increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-98.1% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $1,500 RGVMLS
• 2026-05-10 Listed for Rent $1,450 RGVMLS
• 2026-05-09 Relisted — RGVMLS
• 2026-04-21 Rental Removed $1,450 RGVMLS
• 2026-04-21 Pending — RGVMLS
• 2026-04-05 Listed for Rent $1,450 RGVMLS
• 2026-02-24 Price Changed $159,999 RGVMLS
• 2026-01-31 Listed $165,000 RGVMLS
• 2017-11-02 Sold (MLS) — RGVMLS
• 2017-07-17 Listed $78,000 RGVMLS