2100 Old Port Isabel Rd · Brownsville, TX 78526

$2,700,000

None bd · None ba · 20,000 sqft · MultiFamily · 394 Days on market

Built 2007 Fair condition 3.96 ac lot ↓ 8% 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 24 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Incredible investment opportunity in the rapidly growing Brownsville market! This fully leased, income-producing property includes a 24-unit multifamily apartment complex, two fully occupied commercial buildings facing the main road, and approximately 3 acres of land at the rear with development potential for an estimated 48 additional multifamily units (subject to city approval). Located just minutes from SpaceX Starbase, Port of Brownsville, and the new LNG plant, this property offers a rare combination of immediate cash flow and long-term growth potential. High occupancy, strong rental demand, and major infrastructure developments nearby make this a strategic buy for investors or developers. Don't miss this opportunity to acquire a stabilized asset with value-add upside in one of South Texas' most promising locations.

Key facts

• 3.96 acre lot
• 50 parking spots
• Built 2007

Tags

• INVESTMENT OPPORTUNITY
• INCOME PRODUCING PROPERTY
• MULTIFAMILY APARTMENT COMPLEX
• DEVELOPMENT POTENTIAL
• ADDITIONAL MULTIFAMILY UNITS
• MINUTES FROM SPACEX STARBASE

What this means for you Summary

Snapshot

• This is a 24 × 3-bed/1-bath units multifamily listed at $2.70M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $5k ($63k/yr) — positive. Per door: $220/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($30k rent vs $2.70M).
• Recommended offer: $2.38M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+2.8%/yr); 413 active listings in the ZIP; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $30,288/mo this rent would consume 515% of the median local household income ($71k/yr) (locally 1063% 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 $19k of loan paydown is wiped out by about $81k 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 394 days — a 12% lower offer ($2.38M) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $250k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $2,376,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 394 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.12% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 7.4

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-108,503
• Equity at exit: $402,579

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $310,883
• Equity at exit: $233,447

Cash invested: $756,000 (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: 178.3×

Monthly cashflow live

• Estimated rent: $30,288 high
• Mortgage (P&I): −$14,159
• Tax est. 1.5%: −$3,375 /mo · $40,500/yr
• Insurance: −$1,125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,360
• Net cashflow: $5,268

Break-even live

Break-even rent $23,619

Max offer price $2,700,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 24× units	3	1	$30,288
Total (24 units)			$30,288

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: $675,000
• Closing costs: $81,000
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $2,700,000 Active 394 DOM
2. 2026-06-17
   days on market $2,700,000 Active 393 DOM
3. 2026-06-16
   days on market $2,700,000 Active 392 DOM
4. 2026-06-15
   days on market $2,700,000 Active 391 DOM
5. 2026-06-14
   days on market $2,700,000 Active 389 DOM
6. 2026-06-13
   days on market $2,700,000 Active 388 DOM
7. 2026-06-10
   days on market $2,700,000 Active 386 DOM
8. 2026-06-09
   days on market $2,700,000 Active 385 DOM
9. 2026-06-09
   days on market $2,700,000 Active 384 DOM
10. 2026-06-07
    days on market $2,700,000 Active 383 DOM
11. 2026-06-05
    days on market $2,700,000 Active 380 DOM
12. 2026-06-03
    days on market $2,700,000 Active 379 DOM
13. 2026-06-02
    days on market $2,700,000 Active 378 DOM
14. 2026-06-01
    days on market $2,700,000 Active 377 DOM
15. 2026-03-06
    status Active 832-char remark

    Show marketing remark (832 chars)

    Incredible investment opportunity in the rapidly growing Brownsville market! This fully leased, income-producing property includes a 24-unit multifamily apartment complex, two fully occupied commercial buildings facing the main road, and approximately 3 acres of land at the rear with development potential for an estimated 48 additional multifamily units (subject to city approval). Located just minutes from SpaceX Starbase, Port of Brownsville, and the new LNG plant, this property offers a rare combination of immediate cash flow and long-term growth potential. High occupancy, strong rental demand, and major infrastructure developments nearby make this a strategic buy for investors or developers. Don't miss this opportunity to acquire a stabilized asset with value-add upside in one of South Texas' most promising locations.

16. 2026-03-06
    historical 832-char remark

    Show marketing remark (832 chars)

    Incredible investment opportunity in the rapidly growing Brownsville market! This fully leased, income-producing property includes a 24-unit multifamily apartment complex, two fully occupied commercial buildings facing the main road, and approximately 3 acres of land at the rear with development potential for an estimated 48 additional multifamily units (subject to city approval). Located just minutes from SpaceX Starbase, Port of Brownsville, and the new LNG plant, this property offers a rare combination of immediate cash flow and long-term growth potential. High occupancy, strong rental demand, and major infrastructure developments nearby make this a strategic buy for investors or developers. Don't miss this opportunity to acquire a stabilized asset with value-add upside in one of South Texas' most promising locations.

17. 2025-12-31
    status Active 832-char remark

    Show marketing remark (832 chars)

    Incredible investment opportunity in the rapidly growing Brownsville market! This fully leased, income-producing property includes a 24-unit multifamily apartment complex, two fully occupied commercial buildings facing the main road, and approximately 3 acres of land at the rear with development potential for an estimated 48 additional multifamily units (subject to city approval). Located just minutes from SpaceX Starbase, Port of Brownsville, and the new LNG plant, this property offers a rare combination of immediate cash flow and long-term growth potential. High occupancy, strong rental demand, and major infrastructure developments nearby make this a strategic buy for investors or developers. Don't miss this opportunity to acquire a stabilized asset with value-add upside in one of South Texas' most promising locations.

18. 2025-12-31
    historical 832-char remark

    Show marketing remark (832 chars)

    Incredible investment opportunity in the rapidly growing Brownsville market! This fully leased, income-producing property includes a 24-unit multifamily apartment complex, two fully occupied commercial buildings facing the main road, and approximately 3 acres of land at the rear with development potential for an estimated 48 additional multifamily units (subject to city approval). Located just minutes from SpaceX Starbase, Port of Brownsville, and the new LNG plant, this property offers a rare combination of immediate cash flow and long-term growth potential. High occupancy, strong rental demand, and major infrastructure developments nearby make this a strategic buy for investors or developers. Don't miss this opportunity to acquire a stabilized asset with value-add upside in one of South Texas' most promising locations.

19. 2025-11-10
    price $2,700,000 832-char remark

    Show marketing remark (832 chars)

    Incredible investment opportunity in the rapidly growing Brownsville market! This fully leased, income-producing property includes a 24-unit multifamily apartment complex, two fully occupied commercial buildings facing the main road, and approximately 3 acres of land at the rear with development potential for an estimated 48 additional multifamily units (subject to city approval). Located just minutes from SpaceX Starbase, Port of Brownsville, and the new LNG plant, this property offers a rare combination of immediate cash flow and long-term growth potential. High occupancy, strong rental demand, and major infrastructure developments nearby make this a strategic buy for investors or developers. Don't miss this opportunity to acquire a stabilized asset with value-add upside in one of South Texas' most promising locations.

20. 2025-10-27
    price $2,650,000 832-char remark

    Show marketing remark (832 chars)

    Incredible investment opportunity in the rapidly growing Brownsville market! This fully leased, income-producing property includes a 24-unit multifamily apartment complex, two fully occupied commercial buildings facing the main road, and approximately 3 acres of land at the rear with development potential for an estimated 48 additional multifamily units (subject to city approval). Located just minutes from SpaceX Starbase, Port of Brownsville, and the new LNG plant, this property offers a rare combination of immediate cash flow and long-term growth potential. High occupancy, strong rental demand, and major infrastructure developments nearby make this a strategic buy for investors or developers. Don't miss this opportunity to acquire a stabilized asset with value-add upside in one of South Texas' most promising locations.

21. 2025-06-10
    price $2,700,000 832-char remark

    Show marketing remark (832 chars)

    Incredible investment opportunity in the rapidly growing Brownsville market! This fully leased, income-producing property includes a 24-unit multifamily apartment complex, two fully occupied commercial buildings facing the main road, and approximately 3 acres of land at the rear with development potential for an estimated 48 additional multifamily units (subject to city approval). Located just minutes from SpaceX Starbase, Port of Brownsville, and the new LNG plant, this property offers a rare combination of immediate cash flow and long-term growth potential. High occupancy, strong rental demand, and major infrastructure developments nearby make this a strategic buy for investors or developers. Don't miss this opportunity to acquire a stabilized asset with value-add upside in one of South Texas' most promising locations.

22. 2025-05-11
    listed $2,950,000 Active 832-char remark

    Show marketing remark (832 chars)

    Incredible investment opportunity in the rapidly growing Brownsville market! This fully leased, income-producing property includes a 24-unit multifamily apartment complex, two fully occupied commercial buildings facing the main road, and approximately 3 acres of land at the rear with development potential for an estimated 48 additional multifamily units (subject to city approval). Located just minutes from SpaceX Starbase, Port of Brownsville, and the new LNG plant, this property offers a rare combination of immediate cash flow and long-term growth potential. High occupancy, strong rental demand, and major infrastructure developments nearby make this a strategic buy for investors or developers. Don't miss this opportunity to acquire a stabilized asset with value-add upside in one of South Texas' most promising locations.

23. 2023-09-18
    listed
24. 2023-09-12
    historical
25. 2023-09-11
    listed
26. 2023-08-29
    historical
27. 2023-08-24
    listed
28. 2023-08-14
    historical
29. 2023-08-10
    listed
30. 2023-07-22
    historical
31. 2023-07-21
    listed
32. 2023-07-12
    historical
33. 2023-07-11
    listed

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

Taxation est. · year 1

• Rental income: $363,456
• − Mortgage interest: −$151,242
• − Property taxes: −$40,500
• − Insurance: −$13,500
• − Repairs & maintenance: −$29,076
• − Management: −$29,076
• − Depreciation: −$78,545
• Taxable income: $21,516
• Est. tax owed @ 24.0%: −$5,164
• After-tax cash flow: $58,057/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 · 1 photo

Fair 45/100 Moderate rehab

This 24-unit multifamily property requires significant repairs and maintenance to improve its condition and value. Immediate updates to the exterior, roof, HVAC, and landscaping are recommended.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — Age and potential for leaks
• Major interior walls/paint — Age and potential for damage
• Major windows — Age and potential for leaks
• Major HVAC/mechanicals — Age and potential for inefficiency
• Major landscaping — Overgrown and unkempt appearance

Value-add opportunities

• Both exterior paint — Enhances curb appeal and property value
• Both roof repair — Prevents water damage and extends property life
• Both HVAC upgrade — Improves comfort and energy efficiency
• Both landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · Age and potential for leaks	Major	$15,000–50,000
interior walls/paint · Age and potential for damage	Major	$15,000–50,000
windows · Age and potential for leaks	Major	$15,000–50,000
HVAC/mechanicals · Age and potential for inefficiency	Major	$15,000–50,000
landscaping · Overgrown and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both exterior paint — Enhances curb appeal and property value ↑
• Both roof repair — Prevents water damage and extends property life ↑
• Both HVAC upgrade — Improves comfort and energy efficiency ↑
• Both landscaping — Enhances curb appeal and property 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): 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

-8.5% since first listed

19 events — show timeline

• 2026-03-06 Relisted — RGVMLS
• 2026-03-06 Delisted — RGVMLS
• 2025-12-31 Relisted — RGVMLS
• 2025-12-31 Delisted — RGVMLS
• 2025-11-10 Price Changed $2,700,000 RGVMLS
• 2025-10-27 Price Changed $2,650,000 RGVMLS
• 2025-06-10 Price Changed $2,700,000 RGVMLS
• 2025-05-11 Listed $2,950,000 RGVMLS
• 2023-09-18 Listed for Rent — RENTEC
• 2023-09-12 Rental Removed — RENTEC
• 2023-09-11 Listed for Rent — RENTEC
• 2023-08-29 Rental Removed — RENTEC
• 2023-08-24 Listed for Rent — RENTEC
• 2023-08-14 Rental Removed — RENTEC
• 2023-08-10 Listed for Rent — RENTEC
• 2023-07-22 Rental Removed — RENTEC
• 2023-07-21 Listed for Rent — RENTEC
• 2023-07-12 Rental Removed — RENTEC
• 2023-07-11 Listed for Rent — RENTEC