6334 Achievement Ave · Brownsville, TX 78526

$189,000

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 78 Days on market

Built 2018 5,782 sqft lot $140/sqft · 22% below area Est $243k · 22% under

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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 +18.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.8/10.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 3-bedroom, 2-bath home with a versatile bonus room perfect as a home office, or game room! This property offers two covered carports, providing ample space for multiple vehicles, a boat, or work equipment. The flexible layout makes it ideal for families, first-time buyers, or those working from home. Enjoy comfortable living with plenty of space to grow and customize. Conveniently located near schools, shopping, and everyday essentials. A great opportunity to own a home with extra functionality and value!

Key facts

• 5,782 sq ft lot
• Built 2018
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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-.
• Los Fresnos CISD (suburban): math 34% / reading 44% proficiency, ranked #444 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.8%/yr); 413 active listings in the ZIP; 18 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 35% 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 78 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $21k (10%) 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; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 7.7

CMA / ARV

• ARV (median comp): $243,052
• List price: $189,000
• Delta: -22.24%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-19,544
• Equity at exit: $28,181

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,769
• Equity at exit: $16,341

Cash invested: $52,920 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,037 high
• Mortgage (P&I): −$991
• Tax from tax record: −$359 /mo · $4,314/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $180

Break-even live

Break-even rent $1,809

Max offer price $189,000

Occupancy floor 86%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6978 Heritage Oak Dr Brownsville, TX	3.0	2.0	1476	$2,250	$1.52	21d	1	0.21mi
6601 Garden Woods Ave Brownsville, TX	3.0	2.0	1291	$1,600	$1.24	43d	1	0.22mi
6705 Garden Woods Ave Unit B Brownsville, TX	3.0	2.0	1350	$1,550	$1.15	13d	1	0.28mi
5871 Greenwood Dr Brownsville, TX	3.0	2.5	1820	$1,950	$1.07	13d	1	0.30mi
6732 Stone Oak Brownsville, TX	3.0	2.0	1786	$2,300	$1.29	13d	1	0.35mi
1587 Pinion Dr Brownsville, TX	3.0	2.0	1226	$1,750	$1.43	43d	1	0.96mi
4951 Daffodil Dr Brownsville, TX	3.0	2.0	1498	$2,400	$1.60	43d	1	1.04mi
4951 Daffodil Dr Brownsville, TX	3.0	2.0	1498	$2,400	$1.60	21d	1	1.04mi
1315 Pinion Dr Brownsville, TX	3.0	2.0	1600	$1,950	$1.22	43d	1	1.17mi
2018 Diamond Dr Unit A Brownsville, TX	2.0	2.5	1465	$1,750	$1.19	43d	1	1.32mi
2107 Carlos Ave Unit A Brownsville, TX	3.0	2.0	1500	$1,500	$1.00	13d	1	1.33mi
1124 Sierra Grande Dr Brownsville, TX	3.0	2.0	1308	$1,599	$1.22	21d	1	1.34mi
2019 Diamond Dr Unit B Brownsville, TX	3.0	2.5	1565	$1,950	$1.25	21d	1	1.35mi
2011 Diamond Dr Unit A Brownsville, TX	2.0	2.5	1465	$2,900	$1.98	21d	1	1.35mi
4883 Camino Verde Dr Brownsville, TX	3.0	2.0	1302	$1,800	$1.38	21d	1	1.36mi
2066 Saketa Ln Brownsville, TX	3.0	2.0	1184	$1,700	$1.44	13d	1	1.36mi
2043 Saketa Ln Unit A Brownsville, TX	3.0	2.0	910	$1,700	$1.87	21d	1	1.39mi
1044 Alta Mesa Blvd Brownsville, TX	3.0	2.0	1276	$1,700	$1.33	13d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $189,000 Active 78 DOM
2. 2026-06-17
   days on market $189,000 Active 77 DOM
3. 2026-06-16
   days on market $189,000 Active 76 DOM
4. 2026-06-15
   days on market $189,000 Active 75 DOM
5. 2026-06-14
   days on market $189,000 Active 73 DOM
6. 2026-06-13
   days on market $189,000 Active 72 DOM
7. 2026-06-10
   days on market $189,000 Active 70 DOM
8. 2026-06-09
   days on market $189,000 Active 69 DOM
9. 2026-06-08
   days on market $189,000 Active 68 DOM
10. 2026-06-07
    days on market $189,000 Active 67 DOM
11. 2026-06-05
    days on market $189,000 Active 64 DOM
12. 2026-06-03
    days on market $189,000 Active 63 DOM
13. 2026-06-02
    days on market $189,000 Active 62 DOM
14. 2026-06-01
    days on market $189,000 Active 61 DOM
15. 2026-05-31
    days on market $189,000 Active 60 DOM
16. 2026-05-30
    days on market $189,000 Active 59 DOM
17. 2026-04-27
    price $199,999 515-char remark

    Show marketing remark (515 chars)

    Cozy 3-bedroom, 2-bath home with a versatile bonus room perfect as a home office, or game room! This property offers two covered carports, providing ample space for multiple vehicles, a boat, or work equipment. The flexible layout makes it ideal for families, first-time buyers, or those working from home. Enjoy comfortable living with plenty of space to grow and customize. Conveniently located near schools, shopping, and everyday essentials. A great opportunity to own a home with extra functionality and value!

18. 2026-03-30
    listed $210,000 Active 515-char remark

    Show marketing remark (515 chars)

    Cozy 3-bedroom, 2-bath home with a versatile bonus room perfect as a home office, or game room! This property offers two covered carports, providing ample space for multiple vehicles, a boat, or work equipment. The flexible layout makes it ideal for families, first-time buyers, or those working from home. Enjoy comfortable living with plenty of space to grow and customize. Conveniently located near schools, shopping, and everyday essentials. A great opportunity to own a home with extra functionality and value!

19. 2020-09-08
    soldstatus
20. 2020-02-03
    listed $119,000
21. 2015-12-28
    soldstatus
22. 2014-01-23
    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: $4,314 · $359/mo
• Projected year-2 tax: $4,314 · $359/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥110°F today · 26 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: $24,442
• − Mortgage interest: −$10,587
• − Property taxes: −$4,314
• − Insurance: −$945
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$5,498
• Taxable loss: −$813
• Est. tax savings @ 24.0%: +$195
• After-tax cash flow: $2,352/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: Los Fresnos CISD
• NCES district ID: 4828290
• Math proficiency: 34% ▼ -30.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $42,586
• Composite: 32.92/100
• National rank: #5601
• State rank: #444 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

+68.1% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $199,999 RGVMLS
• 2026-03-30 Listed $210,000 RGVMLS
• 2020-09-08 Sold (Public Records) — Public Records
• 2020-02-03 Listed $119,000 RGVMLS
• 2015-12-28 Sold (Public Records) — Public Records
• 2014-01-23 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $4,314 · +1.9% YoY. Source: county tax records.