2713 Naples St · Brownsville, TX 78526

$207,900

3 bd · 2.0 ba · 1,692 sqft · SingleFamily public records · 21 Days on market

Built 2002 5,365 sqft lot $123/sqft · 8% above area Est $193k · 8% over

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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 +19.0/30.0
• DSCR +6.0/10.0
• 1% rule +5.3/10.0
• ARV discount +4.0/15.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This one wont last long! Brick veneer home on corner lot with 4 bedrooms, 2 baths, large living room, dining room, appx 1692 sf living area plus a new roof, newly painted interior & exterior, ceramic tile flooring throughout, central air & heat, spacious backyard with storage shed, wood fence, and conveniently located with easy access to local amenities, schools, and major roadways. One year home warranty included (valued at $515) & easy to show!

Key facts

• Brick veneer home
• Central air
• Corner lot

Tags

• BRICK VENEER HOME
• CORNER LOT
• NEW ROOF
• NEWLY PAINTED INTERIOR
• CERAMIC TILE FLOORING
• CENTRAL AIR

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family home; One story
• Construction: Brick veneer construction; Composition roof; Slab foundation; Home warranty included
• Exterior features: Corner lot

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Electric water heater; Tile flooring; Ceiling fans; Central air conditioning; Central electric heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $208k).
• Recommended offer: $205k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Keller El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 532 students, 92% 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).
• Market conditions: Rents rising (+2.8%/yr); 413 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% of the median local income ($71k/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 $6k 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 21 days — a 2% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 93% 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; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,781 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.03% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

• ARV (median comp): $193,062
• List price: $207,900
• Delta: 7.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2761 Mayorca St	0.31mi	4/2.0 (+1)	1,784 (+5%)	22mo	$199,900	$112	53
4524 Osborn Ave	0.65mi	2/2.0 (-1)	1,909 (+13%)	4mo	$294,500	$154	40

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-20,362
• Equity at exit: $30,999

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,795
• Equity at exit: $17,975

Cash invested: $58,212 (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 78526

• Home prices YoY: -12.1%
• Rents YoY: 2.8%
• Active inventory: 413
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$1,090
• Tax from tax record: −$302 /mo · $3,628/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $216

Break-even live

Break-even rent $1,872

Max offer price $207,900

Occupancy floor 85%

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: $51,975
• Closing costs: $6,237
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2733 Naples St Brownsville, TX	4.0	2.0	1796	$2,400	$1.34	44d	1	0.07mi
2460 Munich St Brownsville, TX	4.0	2.5	1984	$2,000	$1.01	21d	1	0.36mi
3255 W Alton Gloor Blvd Brownsville, TX	3.0	2.0	1213	$1,020	$0.84	44d	1	0.51mi
3513 Hidalgo Cir Brownsville, TX	2.0	2.5	1289	$1,750	$1.36	14d	1	0.62mi
2246 Athens St Brownsville, TX	3.0	2.0	1304	$1,800	$1.38	21d	1	0.67mi
3528 Hidalgo Cir Unit C Brownsville, TX	2.0	2.5	1061	$1,600	$1.51	21d	1	0.68mi
2186 Athens St Brownsville, TX	4.0	2.0	1196	$1,750	$1.46	44d	1	0.81mi
3008 Chadwick Pl Brownsville, TX	4.0	2.0	1380	$2,000	$1.45	14d	1	0.83mi
1150 Quail Hollow Dr Brownsville, TX	3.0	2.5	1333	$1,950	$1.46	21d	1	0.89mi
3 Conquistador Dr Lot 3 Brownsville, TX	3.0	2.0	1750	$2,500	$1.43	14d	1	0.98mi
1935 Athens St Brownsville, TX	4.0	2.0	1196	$2,200	$1.84	21d	1	1.22mi
1935 Athens St Brownsville, TX	4.0	2.0	1196	$2,200	$1.84	14d	1	1.22mi
3255 W Alton Gloor Blvd Unit 1-210 Brownsville, TX	3.0	2.0	1213	$1,020	$0.84	44d	1	1.28mi
2100 Laredo Rd Brownsville, TX	1.0–2.0	1.0–2.0	976	$1,540	$1.58	14d	6	1.33mi

Listing history 4 events

1. 2026-05-11
   status Active 468-char remark
2. 2026-05-11
   status Pending 468-char remark
3. 2026-04-28
   price $207,900 468-char remark
4. 2026-04-28
   listed $107,900 Active 468-char remark

ⓘ 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: $3,628 · $302/mo
• Projected year-2 tax: $3,805 · $317/mo
• Expected delta: +$177/yr (+$15/mo · 4.9%)

ⓘ 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 5/10 Major
• 🌡 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: $25,751
• − Mortgage interest: −$11,646
• − Property taxes: −$3,628
• − Insurance: −$1,040
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$6,048
• Taxable loss: −$730
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $2,768/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): 60,012
• Household income: $70,565
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1063.0

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 45% White 4% Asian 2%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 19% English-only · Spanish 79% Tagalog/Filipino 1%

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: ▼ -30.28%
• Current HPI: 220.5233
• Rent YoY: ▲ 2.77%
• 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

+92.7% since first listed

5 events — show timeline

• 2026-05-26 Pending — RGVMLS
• 2026-05-11 Relisted — RGVMLS
• 2026-05-11 Pending — RGVMLS
• 2026-04-28 Price Changed $207,900 RGVMLS
• 2026-04-28 Listed $107,900 RGVMLS

Property tax history

+5.7%/yr

Latest (2025): $3,628 · -0.4% YoY. Source: county tax records.