1134 Levee St · Brownsville, TX 78520

$165,000

4 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 784 Days on market

Built 1960 6,000 sqft lot $147/sqft · 136% above area

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Why this score? — see what drove the C+ 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

GREAT STARTER HOME IN HEART OF HISTORIC BROWNSVILLE.

Key facts

• 6,000 sq ft lot
• Built 1960
• Listed 784 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 45% 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 $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 784 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 784 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.14% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (median comp): $69,900
• List price: $165,000
• Delta: 136.05%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.8%
• Equity multiple: 1.19×
• Total profit: $8,964
• Equity at exit: $24,602

10-year hold

• IRR: 18.3%
• Equity multiple: 2.86×
• Total profit: $86,093
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$865
• Tax from tax record: −$142 /mo · $1,710/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $405

Break-even live

Break-even rent $1,363

Max offer price $165,000

Occupancy floor 73%

Sensitivity live

Price	-10% $498	-5% $452	+0% $405	+5% $358	+10% $312
Rent	-10% $257	-5% $331	+0% $405	+5% $479	+10% $553
Rate	-1.0pp $488	-0.5pp $447	base $405	+0.5pp $362	+1.0pp $319

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 W Hawthorne Ave Brownsville, TX	3.0	2.0	940	$1,400	$1.49	45d	1	0.77mi
234 Emerald Ln Lot 4 Brownsville, TX	3.0	2.0	1170	$1,850	$1.58	22d	1	0.84mi
234 Emerald Ln Lot 4 Brownsville, TX	4.0	2.0	1170	$1,850	$1.58	15d	1	0.84mi
1904 Central Blvd Brownsville, TX	1.0–3.0	1.0–2.0	1046	$1,035	$0.99	45d	9	1.01mi
1405 Harvard Ave Brownsville, TX	3.0	2.0	1426	$1,700	$1.19	45d	1	1.29mi
1604 Yale Ave Brownsville, TX	3.0	1.0	1316	$1,800	$1.37	22d	1	1.44mi
15 Sunnyside Ln Brownsville, TX	4.0	2.0	1436	$2,000	$1.39	15d	1	1.44mi
1618 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1073	$1,700	$1.58	45d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $165,000 Active 784 DOM
2. 2026-06-17
   days on market $165,000 Active 783 DOM
3. 2026-06-16
   days on market $165,000 Active 782 DOM
4. 2026-06-15
   days on market $165,000 Active 781 DOM
5. 2026-06-14
   days on market $165,000 Active 779 DOM
6. 2026-06-13
   days on market $165,000 Active 778 DOM
7. 2026-06-10
   days on market $165,000 Active 776 DOM
8. 2026-06-09
   days on market $165,000 Active 775 DOM
9. 2026-06-09
   days on market $165,000 Active 774 DOM
10. 2026-06-07
    days on market $165,000 Active 773 DOM
11. 2026-06-05
    days on market $165,000 Active 770 DOM
12. 2026-06-03
    days on market $165,000 Active 769 DOM
13. 2026-06-02
    days on market $165,000 Active 768 DOM
14. 2026-06-01
    days on market $165,000 Active 767 DOM
15. 2026-05-31
    days on market $165,000 Active 766 DOM
16. 2026-05-30
    days on market $165,000 Active 765 DOM
17. 2025-03-03
    price $165,000 52-char remark

    Show marketing remark (52 chars)

    GREAT STARTER HOME IN HEART OF HISTORIC BROWNSVILLE.

18. 2025-02-06
    status Active 52-char remark

    Show marketing remark (52 chars)

    GREAT STARTER HOME IN HEART OF HISTORIC BROWNSVILLE.

19. 2025-02-01
    historical 52-char remark

    Show marketing remark (52 chars)

    GREAT STARTER HOME IN HEART OF HISTORIC BROWNSVILLE.

20. 2024-07-02
    status Active 52-char remark

    Show marketing remark (52 chars)

    GREAT STARTER HOME IN HEART OF HISTORIC BROWNSVILLE.

21. 2024-07-02
    price $179,000 52-char remark

    Show marketing remark (52 chars)

    GREAT STARTER HOME IN HEART OF HISTORIC BROWNSVILLE.

22. 2024-03-23
    historical 52-char remark

    Show marketing remark (52 chars)

    GREAT STARTER HOME IN HEART OF HISTORIC BROWNSVILLE.

23. 2024-01-09
    listed $160,000 Active 52-char remark

    Show marketing remark (52 chars)

    GREAT STARTER HOME IN HEART OF HISTORIC BROWNSVILLE.

ⓘ 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: $1,710 · $142/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$1,310/yr (+$109/mo · 76.6%)

ⓘ 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 · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,505
• − Mortgage interest: −$9,243
• − Property taxes: −$1,710
• − Insurance: −$825
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$4,800
• Taxable income: $2,327
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $4,303/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

+3.1% since first listed

7 events — show timeline

• 2025-03-03 Price Changed $165,000 RGVMLS
• 2025-02-06 Relisted — RGVMLS
• 2025-02-01 Delisted — RGVMLS
• 2024-07-02 Relisted — RGVMLS
• 2024-07-02 Price Changed $179,000 RGVMLS
• 2024-03-23 Delisted — RGVMLS
• 2024-01-09 Listed $160,000 RGVMLS

Property tax history

+7.0%/yr

Latest (2025): $1,710 · +9.2% YoY. Source: county tax records.