1728 Mckinley St · Brownsville, TX 78521

$159,000

None bd · None ba · 2,000 sqft · MultiFamily · 113 Days on market

Built 1981 Poor condition 8,000 sqft lot $80/sqft · 10% above area Est $145k · 10% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• ARV discount +3.1/15.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

FINANCIADO POR EL DUENO Owner Finance. $30,000 down. 3 small houses. rents are $500, $450 and $400.

Key facts

• 8,000 sq ft lot
• 3 parking spots
• Built 1981

What this means for you Summary

Snapshot

• This is a multifamily listed at $159k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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 (+8.2%/yr); 365 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $2,973/mo this rent would consume 80% of the median local household income ($45k/yr) (locally 2682% 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 $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 $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 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. 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 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: 1.87% ✓
• Cap rate: 15.73%
• Cash-on-cash: 33.69%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

• ARV (median comp): $144,894
• List price: $159,000
• Delta: 9.74%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.6%
• Equity multiple: 2.56×
• Total profit: $69,596
• Equity at exit: $23,707

10-year hold

• IRR: 44.0%
• Equity multiple: 6.27×
• Total profit: $234,798
• Equity at exit: $13,747

Cash invested: $44,520 (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 78521

• Home prices YoY: -26.0%
• Rents YoY: 8.2%
• Active inventory: 365
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $2,973 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $1,250

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,360	-5% $1,305	+0% $1,250	+5% $1,195	+10% $1,140
Rent	-10% $1,015	-5% $1,132	+0% $1,250	+5% $1,367	+10% $1,485
Rate	-1.0pp $1,330	-0.5pp $1,290	base $1,250	+0.5pp $1,209	+1.0pp $1,167

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,973
Total (3 units)			$2,973

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 E Madison St Unit 1506 Brownsville, TX	3.0	3.0	2313	$2,450	$1.06	14d	1	0.98mi
1500 E Madison St Unit 1512 Brownsville, TX	2.0	2.0	1700	$2,200	$1.29	14d	1	0.98mi
30 W Monroe St Brownsville, TX	3.0	2.0	2191	$1,500	$0.68	21d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $159,000 Active 113 DOM
2. 2026-06-17
   days on market $159,000 Active 112 DOM
3. 2026-06-16
   days on market $159,000 Active 111 DOM
4. 2026-06-15
   days on market $159,000 Active 110 DOM
5. 2026-06-14
   days on market $159,000 Active 108 DOM
6. 2026-06-13
   days on market $159,000 Active 107 DOM
7. 2026-06-10
   days on market $159,000 Active 105 DOM
8. 2026-06-09
   days on market $159,000 Active 104 DOM
9. 2026-06-08
   days on market $159,000 Active 103 DOM
10. 2026-06-07
    days on market $159,000 Active 102 DOM
11. 2026-06-05
    days on market $159,000 Active 99 DOM
12. 2026-06-03
    days on market $159,000 Active 98 DOM
13. 2026-06-02
    days on market $159,000 Active 97 DOM
14. 2026-06-01
    days on market $159,000 Active 96 DOM
15. 2026-05-31
    days on market $159,000 Active 95 DOM
16. 2026-05-30
    days on market $159,000 Active 94 DOM
17. 2026-02-11
    listed $159,000 Active
18. 2026-02-05
    listed $159,000 Active 99-char remark

    Show marketing remark (99 chars)

    FINANCIADO POR EL DUENO Owner Finance. $30,000 down. 3 small houses. rents are $500, $450 and $400.

19. 2015-09-03
    soldstatus
20. 2015-08-13
    listed $65,000

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

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: $35,676
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,854
• − Management: −$2,854
• − Depreciation: −$4,625
• Taxable income: $13,256
• Est. tax owed @ 24.0%: −$3,181
• After-tax cash flow: $11,817/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

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and renovations to bring it up to modern standards and improve its resale and rental value.

Repairs flagged

• Major roof — Missing shingles, visible damage
• Major exterior siding — Peeling paint, exposed insulation
• Major flooring — Worn-out tiles, uneven surfaces
• Major interior walls — Peeling paint, exposed drywall
• Major bathrooms — Old fixtures, missing tiles
• Major kitchen — Old appliances, worn-out countertops
• Major HVAC/mechanicals — No visible systems, likely outdated

Value-add opportunities

• Both New roof — Critical to safety and appearance
• Both New exterior siding — Improves curb appeal and durability
• Both New flooring — Enhances comfort and value
• Both Paint interior walls — Fresh paint improves aesthetics and value
• Both Renovate bathrooms — Modern fixtures and tiles boost value
• Both Update kitchen appliances — Modern appliances improve functionality and value
• Both Install HVAC system — Modern HVAC system enhances comfort and energy efficiency
• Both Landscaping and curb appeal — Well-maintained landscaping improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing shingles, visible damage	Major	$15,000–50,000
exterior siding · Peeling paint, exposed insulation	Major	$15,000–50,000
flooring · Worn-out tiles, uneven surfaces	Major	$15,000–50,000
interior walls · Peeling paint, exposed drywall	Major	$15,000–50,000
bathrooms · Old fixtures, missing tiles	Major	$15,000–50,000
kitchen · Old appliances, worn-out countertops	Major	$15,000–50,000
HVAC/mechanicals · No visible systems, likely outdated	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both New roof — Critical to safety and appearance ↑
• Both New exterior siding — Improves curb appeal and durability ↑
• Both New flooring — Enhances comfort and value ↑
• Both Paint interior walls — Fresh paint improves aesthetics and value ↑
• Both Renovate bathrooms — Modern fixtures and tiles boost value ↑
• Both Update kitchen appliances — Modern appliances improve functionality and value ↑
• Both Install HVAC system — Modern HVAC system enhances comfort and energy efficiency ↑
• Both Landscaping and curb appeal — Well-maintained landscaping improves curb appeal and 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): 87,380
• Household income: $44,509
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 2682.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 45% White 3%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 30% · Canada
• Languages at home: 12% English-only · Spanish 88%

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: ▼ -81.45%
• Current HPI: 232.1072
• Rent YoY: ▲ 8.19%
• 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

+144.6% since first listed

4 events — show timeline

• 2026-02-11 Listed $159,000 RGVMLS
• 2026-02-05 Listed $159,000 RGVMLS
• 2015-09-03 Sold (MLS) — RGVMLS
• 2015-08-13 Listed $65,000 RGVMLS