108 Stars Ave · Brownsville, TX 78520

$248,000

3 bd · 2.0 ba · 1,543 sqft · SingleFamily public records · 108 Days on market

Built 2003 6,600 sqft lot $161/sqft · 10% below area Est $275k · 10% under ↓ 3% since listing

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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).

• ARV discount +12.0/15.0
• Cash flow +10.4/30.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Charming 1,543 sq ft single-story home * * in a prime central neighborhood—perfect for families or accessible living. - * * 3 bedrooms * * + * * 2 full baths * * - * * Handicap-accessible * * features: no-step/ramp-ready garage entry, bars in shower and bathroom - Bright open living/dining area with plenty of natural light - Spacious kitchen ready for updates - Generous primary suite with private bath and bay window * * Best-in-class location * * : Elementary school directly across the street—easy walks to school, shopping, and major routes. Ideal for starting out, downsizing comfortably, or raising a family in a walkable, community-focused spot. Schedule your tour today!

Key facts

• Private bath
• Spacious kitchen
• Handicap-accessible

Tags

• HANDICAP-ACCESSIBLE
• BRIGHT OPEN LIVING DINING AREA
• PLENTY OF NATURAL LIGHT
• SPACIOUS KITCHEN
• GENEROUS PRIMARY SUITE
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (20.2% below list).
• Recommended offer: $198k (20.2% below list) — sets the bar for 1% rule.

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); Stillman Middle (math 26% / reading 43%, grade F, #858 of 1,662 statewide, top 54%, 1,095 students, 68% FRL); Veterans Memorial Early College H S (math 33% / reading 69%, grade D+, #482 of 1,632 statewide, top 30%, 2,172 students, 65% FRL).
• Market conditions: Rents rising fast (+11.4%/yr); 348 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $1,979/mo this rent would consume 47% 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 $2k of loan paydown is wiped out by about $7k 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 108 days — a 9% lower offer ($226k) 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 $197,933 (20.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 10.4

CMA / ARV

• ARV (median comp): $275,412
• List price: $248,000
• Delta: -9.95%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.7%
• Equity multiple: 0.45×
• Total profit: $-38,008
• Equity at exit: $36,978

10-year hold

• IRR: 0.7%
• Equity multiple: 1.06×
• Total profit: $3,896
• Equity at exit: $21,443

Cash invested: $69,440 (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: 348
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$1,301
• Tax from tax record: −$290 /mo · $3,481/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-130

Break-even live

Break-even rent $2,144

Max offer price $224,979

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-60	+0% $-130	+5% $-201	+10% $-271
Rent	-10% $-287	-5% $-208	+0% $-130	+5% $-52	+10% $26
Rate	-1.0pp $-5	-0.5pp $-67	base $-130	+0.5pp $-195	+1.0pp $-260

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
184 Stars Ave Unit 7 Brownsville, TX	3.0	2.0	1450	$1,900	$1.31	23d	1	0.07mi
2950 McAllen Rd #6 Brownsville, TX	3.0	3.5	1900	$2,600	$1.37	23d	1	0.22mi
424 Gilson Rd Brownsville, TX	3.0	2.0	1399	$1,500	$1.07	45d	1	0.33mi
322 McFadden Dr Unit 14 Brownsville, TX	3.0	3.0	1850	$2,200	$1.19	45d	1	0.66mi
142 Country Club Rd Brownsville, TX	3.0	2.5	1460	$1,800	$1.23	45d	1	0.67mi
2034 Toluca Dr Brownsville, TX	3.0	2.0	1669	$2,000	$1.20	23d	1	0.69mi
17 Waterfront Dr Brownsville, TX	3.0	3.0	2130	$1,900	$0.89	45d	1	0.72mi
150 Country Club Rd Unit 2A Brownsville, TX	3.0	2.5	1971	$1,850	$0.94	45d	1	0.72mi
15 Valles Ct Brownsville, TX	3.0	2.0	1715	$2,350	$1.37	15d	1	0.76mi
35 La Paz Ct Brownsville, TX	3.0	2.5	1660	$1,900	$1.14	15d	1	0.85mi
714 Continental Dr #3 Brownsville, TX	3.0	2.5	1482	$2,400	$1.62	45d	1	0.85mi
715 Continental Dr #3 Brownsville, TX	3.0	2.5	1664	$2,000	$1.20	15d	1	0.87mi
2100 W San Marcelo Blvd Brownsville, TX	2.0–3.0	2.0–2.5	1069	$1,500	$1.40	45d	2	0.87mi
10 Country Club Rd Unit A Brownsville, TX	2.0	2.0	1200	$1,450	$1.21	45d	1	0.98mi
11 Country Club Rd Brownsville, TX	2.0	2.0	1200	$1,600	$1.33	23d	1	0.99mi
3528 Hidalgo Cir Unit C Brownsville, TX	2.0	2.5	1061	$1,600	$1.51	23d	1	1.01mi
42 Fairway Dr Brownsville, TX	2.0	2.0	1300	$2,500	$1.92	23d	1	1.03mi
3008 Chadwick Pl Brownsville, TX	4.0	2.0	1380	$2,000	$1.45	15d	1	1.04mi
3513 Hidalgo Cir Brownsville, TX	2.0	2.5	1289	$1,750	$1.36	15d	1	1.04mi
1935 Athens St Brownsville, TX	4.0	2.0	1196	$2,200	$1.84	15d	1	1.06mi
1935 Athens St Brownsville, TX	4.0	2.0	1196	$2,200	$1.84	23d	1	1.06mi
375 Media Luna Rd Brownsville, TX	1.0–3.0	1.0–2.0	940	$1,404	$1.49	15d	2	1.14mi
501 Geraldine Ln Brownsville, TX	4.0	2.0	1615	$1,900	$1.18	23d	1	1.17mi
2901 Central Blvd Unit 202 Brownsville, TX	2.0	2.0	1176	$1,400	$1.19	23d	1	1.18mi
57 Los Mesquite Ln Brownsville, TX	2.0	2.0	1881	$1,650	$0.88	23d	1	1.19mi
2246 Athens St Brownsville, TX	3.0	2.0	1304	$1,800	$1.38	23d	1	1.20mi
2460 Munich St Brownsville, TX	4.0	2.5	1984	$2,000	$1.01	23d	1	1.22mi
1683 Artemisa Ave Brownsville, TX	3.0	2.0	1717	$1,950	$1.14	23d	1	1.26mi
2186 Athens St Brownsville, TX	4.0	2.0	1196	$1,750	$1.46	45d	1	1.27mi
1653 W San Marcelo Blvd Brownsville, TX	3.0	2.0	1212	$1,700	$1.40	23d	1	1.30mi
944 Alta Mesa Blvd Brownsville, TX	3.0	2.0	1582	$1,900	$1.20	23d	1	1.31mi
1150 Quail Hollow Dr Brownsville, TX	3.0	2.5	1333	$1,950	$1.46	23d	1	1.35mi
1044 Alta Mesa Blvd Brownsville, TX	3.0	2.0	1276	$1,700	$1.33	15d	1	1.39mi
524 Wildrose Ln #1 Brownsville, TX	3.0	2.5	2134	$2,300	$1.08	23d	1	1.41mi
3255 W Alton Gloor Blvd Unit 1-210 Brownsville, TX	3.0	2.0	1213	$1,020	$0.84	46d	1	1.42mi
3 Conquistador Dr Lot 3 Brownsville, TX	3.0	2.0	1750	$2,500	$1.43	15d	1	1.45mi
4874 Espada Grande Ave Brownsville, TX	4.0	2.5	2215	$3,300	$1.49	23d	1	1.45mi
15 Sunnyside Ln Brownsville, TX	4.0	2.0	1436	$2,000	$1.39	15d	1	1.46mi
2998 San Miguel Cir Brownsville, TX	3.0	2.5	2044	$2,300	$1.13	23d	1	1.47mi
3016 San Miguel Cir Brownsville, TX	3.0	2.5	2044	$2,200	$1.08	45d	1	1.48mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $248,000 Pending 108 DOM
2. 2026-06-05
   days on market $248,000 Active 107 DOM
3. 2026-06-03
   days on market $248,000 Active 106 DOM
4. 2026-06-02
   days on market $248,000 Active 105 DOM
5. 2026-06-01
   days on market $248,000 Active 104 DOM
6. 2026-05-31
   days on market $248,000 Active 103 DOM
7. 2026-05-30
   days on market $248,000 Active 102 DOM
8. 2026-04-20
   price $248,000 714-char remark

   Show marketing remark (714 chars)

   * * Charming 1,543 sq ft single-story home * * in a prime central neighborhood—perfect for families or accessible living. - * * 3 bedrooms * * + * * 2 full baths * * - * * Handicap-accessible * * features: no-step/ramp-ready garage entry, bars in shower and bathroom - Bright open living/dining area with plenty of natural light - Spacious kitchen ready for updates - Generous primary suite with private bath and bay window * * Best-in-class location * * : Elementary school directly across the street—easy walks to school, shopping, and major routes. Ideal for starting out, downsizing comfortably, or raising a family in a walkable, community-focused spot. Schedule your tour today!

9. 2026-03-20
   price $250,000 714-char remark

   Show marketing remark (714 chars)

   * * Charming 1,543 sq ft single-story home * * in a prime central neighborhood—perfect for families or accessible living. - * * 3 bedrooms * * + * * 2 full baths * * - * * Handicap-accessible * * features: no-step/ramp-ready garage entry, bars in shower and bathroom - Bright open living/dining area with plenty of natural light - Spacious kitchen ready for updates - Generous primary suite with private bath and bay window * * Best-in-class location * * : Elementary school directly across the street—easy walks to school, shopping, and major routes. Ideal for starting out, downsizing comfortably, or raising a family in a walkable, community-focused spot. Schedule your tour today!

10. 2026-02-18
    listed $255,000 Active 714-char remark

    Show marketing remark (714 chars)

    * * Charming 1,543 sq ft single-story home * * in a prime central neighborhood—perfect for families or accessible living. - * * 3 bedrooms * * + * * 2 full baths * * - * * Handicap-accessible * * features: no-step/ramp-ready garage entry, bars in shower and bathroom - Bright open living/dining area with plenty of natural light - Spacious kitchen ready for updates - Generous primary suite with private bath and bay window * * Best-in-class location * * : Elementary school directly across the street—easy walks to school, shopping, and major routes. Ideal for starting out, downsizing comfortably, or raising a family in a walkable, community-focused spot. Schedule your tour today!

11. 2003-09-22
    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: $3,481 · $290/mo
• Projected year-2 tax: $4,538 · $378/mo
• Expected delta: +$1,057/yr (+$88/mo · 30.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $23,752
• − Mortgage interest: −$13,892
• − Property taxes: −$3,481
• − Insurance: −$1,240
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$7,215
• Taxable loss: −$5,876
• Est. tax savings @ 24.0%: +$1,410
• After-tax cash flow: $-154/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

-2.7% since first listed

4 events — show timeline

• 2026-04-20 Price Changed $248,000 RGVMLS
• 2026-03-20 Price Changed $250,000 RGVMLS
• 2026-02-18 Listed $255,000 RGVMLS
• 2003-09-22 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,481 · +0.2% YoY. Source: county tax records.