2709 Eduardo Ave · Cameron Park, TX 78526

$179,000

None bd · None ba · 1,040 sqft · Other public records · 295 Days on market

Built 1970 7,860 sqft lot ↓ 25% since listing

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Rent growth +3.2/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED! - Was $240,000 - Great investment opportunity in a growing neighborhood! This multi-family duplex offers solid potential for investors willing to put in some TLC. The property has been partially repaired and is ready for updates to maximize rental income. Once fully renovated, each unit could rent between $950 and $1,200, providing excellent cash flow potential. Located close to schools, shopping, and major routes, this property is perfect for those looking to grow their portfolio with a hands-on project. Don't miss your chance to invest in this promising asset! * * * The information contained herein was obtained from sources believed reliable, however, Coastal Realty makes no guarantees, warranties or representations as to the completeness or accuracy thereof. The representation of this property is subject to errors, omissions, prior sale or lease or withdrawal without notice.

Key facts

• Close to schools
• Multi-family duplex
• Close to shopping

Tags

• INVESTMENT OPPORTUNITY
• MULTI-FAMILY DUPLEX
• EXCELLENT CASH FLOW POTENTIAL
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO MAJOR ROUTES

What this means for you Summary

Snapshot

• This is a other listed at $179k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,105 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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.
• Market conditions: Rents rising (+2.8%/yr); 413 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% 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 $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 295 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $61k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 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 1970 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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. 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: 1.04% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.55%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-6,751
• Equity at exit: $26,689

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $21,440
• Equity at exit: $15,477

Cash invested: $50,120 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$939
• Tax from tax record: −$98 /mo · $1,176/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $357

Break-even live

Break-even rent $1,407

Max offer price $179,000

Occupancy floor 76%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3261 Alegre Dr Unit B Brownsville, TX	3.0	2.0	1285	$1,900	$1.48	43d	1	0.31mi
3269 Alegre Dr Unit B Brownsville, TX	3.0	2.0	1285	$1,850	$1.44	21d	1	0.32mi
3218 Villa Rosa Dr Unit B Brownsville, TX	3.0	2.0	1285	$1,800	$1.40	43d	1	0.41mi
2107 Carlos Ave Unit A Brownsville, TX	3.0	2.0	1500	$1,500	$1.00	13d	1	0.74mi
2011 Diamond Dr Unit A Brownsville, TX	2.0	2.5	1465	$2,900	$1.98	21d	1	0.91mi
2018 Diamond Dr Unit A Brownsville, TX	2.0	2.5	1465	$1,750	$1.19	43d	1	0.93mi
2043 Saketa Ln Unit A Brownsville, TX	3.0	2.0	910	$1,700	$1.87	21d	1	0.94mi
2066 Saketa Ln Brownsville, TX	3.0	2.0	1184	$1,700	$1.44	13d	1	0.98mi
2888 Seville Blvd Brownsville, TX	3.0	2.0	1456	$1,650	$1.13	21d	1	1.06mi
2834 Boardwalk Brownsville, TX	3.0	2.0	1314	$1,800	$1.37	21d	1	1.07mi
3552 Old Port Isabel Rd Unit A Brownsville, TX	2.0	2.0	1500	$1,600	$1.07	43d	1	1.09mi
2700 Farm to Market Road 802 Brownsville, TX	1.0–3.0	1.0–2.0	990	$1,658	$1.67	13d	8	1.29mi
4951 Daffodil Dr Brownsville, TX	3.0	2.0	1498	$2,400	$1.60	21d	1	1.32mi
4951 Daffodil Dr Brownsville, TX	3.0	2.0	1498	$2,400	$1.60	43d	1	1.32mi
625 Habana St Brownsville, TX	1.0	1.0	700	$900	$1.29	21d	1	1.33mi
1653 W San Marcelo Blvd Brownsville, TX	3.0	2.0	1212	$1,700	$1.40	21d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $179,000 Active 295 DOM
2. 2026-06-17
   days on market $179,000 Active 294 DOM
3. 2026-06-16
   days on market $179,000 Active 293 DOM
4. 2026-06-15
   days on market $179,000 Active 292 DOM
5. 2026-06-14
   days on market $179,000 Active 290 DOM
6. 2026-06-13
   days on market $179,000 Active 289 DOM
7. 2026-06-10
   days on market $179,000 Active 287 DOM
8. 2026-06-09
   days on market $179,000 Active 286 DOM
9. 2026-06-08
   days on market $179,000 Active 285 DOM
10. 2026-06-07
    days on market $179,000 Active 284 DOM
11. 2026-06-05
    days on market $179,000 Active 281 DOM
12. 2026-06-03
    days on market $179,000 Active 280 DOM
13. 2026-06-02
    days on market $179,000 Active 279 DOM
14. 2026-06-01
    days on market $179,000 Active 278 DOM
15. 2026-05-31
    days on market $179,000 Active 277 DOM
16. 2026-05-30
    days on market $179,000 Active 276 DOM
17. 2026-05-06
    status Active 904-char remark

    Show marketing remark (904 chars)

    REDUCED! - Was $240,000 - Great investment opportunity in a growing neighborhood! This multi-family duplex offers solid potential for investors willing to put in some TLC. The property has been partially repaired and is ready for updates to maximize rental income. Once fully renovated, each unit could rent between $950 and $1,200, providing excellent cash flow potential. Located close to schools, shopping, and major routes, this property is perfect for those looking to grow their portfolio with a hands-on project. Don't miss your chance to invest in this promising asset! * * * The information contained herein was obtained from sources believed reliable, however, Coastal Realty makes no guarantees, warranties or representations as to the completeness or accuracy thereof. The representation of this property is subject to errors, omissions, prior sale or lease or withdrawal without notice.

18. 2026-05-04
    status Pending 904-char remark

    Show marketing remark (904 chars)

    REDUCED! - Was $240,000 - Great investment opportunity in a growing neighborhood! This multi-family duplex offers solid potential for investors willing to put in some TLC. The property has been partially repaired and is ready for updates to maximize rental income. Once fully renovated, each unit could rent between $950 and $1,200, providing excellent cash flow potential. Located close to schools, shopping, and major routes, this property is perfect for those looking to grow their portfolio with a hands-on project. Don't miss your chance to invest in this promising asset! * * * The information contained herein was obtained from sources believed reliable, however, Coastal Realty makes no guarantees, warranties or representations as to the completeness or accuracy thereof. The representation of this property is subject to errors, omissions, prior sale or lease or withdrawal without notice.

19. 2026-05-04
    status Active 904-char remark

    Show marketing remark (904 chars)

    REDUCED! - Was $240,000 - Great investment opportunity in a growing neighborhood! This multi-family duplex offers solid potential for investors willing to put in some TLC. The property has been partially repaired and is ready for updates to maximize rental income. Once fully renovated, each unit could rent between $950 and $1,200, providing excellent cash flow potential. Located close to schools, shopping, and major routes, this property is perfect for those looking to grow their portfolio with a hands-on project. Don't miss your chance to invest in this promising asset! * * * The information contained herein was obtained from sources believed reliable, however, Coastal Realty makes no guarantees, warranties or representations as to the completeness or accuracy thereof. The representation of this property is subject to errors, omissions, prior sale or lease or withdrawal without notice.

20. 2025-09-25
    price $179,000 904-char remark

    Show marketing remark (904 chars)

    REDUCED! - Was $240,000 - Great investment opportunity in a growing neighborhood! This multi-family duplex offers solid potential for investors willing to put in some TLC. The property has been partially repaired and is ready for updates to maximize rental income. Once fully renovated, each unit could rent between $950 and $1,200, providing excellent cash flow potential. Located close to schools, shopping, and major routes, this property is perfect for those looking to grow their portfolio with a hands-on project. Don't miss your chance to invest in this promising asset! * * * The information contained herein was obtained from sources believed reliable, however, Coastal Realty makes no guarantees, warranties or representations as to the completeness or accuracy thereof. The representation of this property is subject to errors, omissions, prior sale or lease or withdrawal without notice.

21. 2025-08-28
    price $199,000 904-char remark

    Show marketing remark (904 chars)

    REDUCED! - Was $240,000 - Great investment opportunity in a growing neighborhood! This multi-family duplex offers solid potential for investors willing to put in some TLC. The property has been partially repaired and is ready for updates to maximize rental income. Once fully renovated, each unit could rent between $950 and $1,200, providing excellent cash flow potential. Located close to schools, shopping, and major routes, this property is perfect for those looking to grow their portfolio with a hands-on project. Don't miss your chance to invest in this promising asset! * * * The information contained herein was obtained from sources believed reliable, however, Coastal Realty makes no guarantees, warranties or representations as to the completeness or accuracy thereof. The representation of this property is subject to errors, omissions, prior sale or lease or withdrawal without notice.

22. 2025-08-08
    listed $240,000 Active 904-char remark

    Show marketing remark (904 chars)

    REDUCED! - Was $240,000 - Great investment opportunity in a growing neighborhood! This multi-family duplex offers solid potential for investors willing to put in some TLC. The property has been partially repaired and is ready for updates to maximize rental income. Once fully renovated, each unit could rent between $950 and $1,200, providing excellent cash flow potential. Located close to schools, shopping, and major routes, this property is perfect for those looking to grow their portfolio with a hands-on project. Don't miss your chance to invest in this promising asset! * * * The information contained herein was obtained from sources believed reliable, however, Coastal Realty makes no guarantees, warranties or representations as to the completeness or accuracy thereof. The representation of this property is subject to errors, omissions, prior sale or lease or withdrawal without notice.

23. 1998-05-27
    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: $1,176 · $98/mo
• Projected year-2 tax: $3,276 · $273/mo
• Expected delta: +$2,099/yr (+$175/mo · 178.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 21 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: $22,302
• − Mortgage interest: −$10,027
• − Property taxes: −$1,176
• − Insurance: −$895
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$5,207
• Taxable income: $1,428
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $3,940/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 — Cameron Park

• Score: 60/100
• State rank: #1105
• US rank: #19581

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cameron Park, TX
• County: Cameron County · 310,734 people
• 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

-25.4% since first listed

7 events — show timeline

• 2026-05-06 Relisted — RGVMLS
• 2026-05-04 Pending — RGVMLS
• 2026-05-04 Relisted — RGVMLS
• 2025-09-25 Price Changed $179,000 RGVMLS
• 2025-08-28 Price Changed $199,000 RGVMLS
• 2025-08-08 Listed $240,000 RGVMLS
• 1998-05-27 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,176 · -0.4% YoY. Source: county tax records.