6369 Tecate Dr Unit A&B · Reid Hope King, TX 78521

$226,000

None bd · None ba · 1,896 sqft · Condo · 254 Days on market

Built 2006 Fair condition ↓ 1% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.8/30.0
• Rent growth +4.5/5.0
• Livability +2.7/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTMENTS 3 BED ONE BATH

Key facts

• 6,717 sq ft lot
• 2 parking spots
• Built 2006

What this means for you Summary

Snapshot

• This is a condo listed at $226k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-451 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (37.8% below list).
• Recommended offer: $141k (37.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#1,440 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute 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 fast (+8.2%/yr); 365 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent runs 38% of the median local income ($45k/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 $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 254 days — a 12% lower offer ($199k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,559 (37.8% 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 254 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.62% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.56%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -26.1%
• Equity multiple: 0.08×
• Total profit: $-57,923
• Equity at exit: $33,697

10-year hold

• IRR: -11.8%
• Equity multiple: 0.15×
• Total profit: $-53,565
• Equity at exit: $19,540

Cash invested: $63,280 (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: $1,406 medium
• Mortgage (P&I): −$1,185
• Tax est. 1.5%: −$282 /mo · $3,390/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-451

Break-even live

Break-even rent $1,977

Max offer price $160,679

Occupancy floor —

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: $56,500
• Closing costs: $6,780
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7100 Via Del Mar Cir Unit E-10 Brownsville, TX	2.0	2.5	1247	$1,500	$1.20	21d	1	0.80mi
15 Corine Cir Brownsville, TX	3.0	1.0	1337	$1,200	$0.90	13d	1	1.35mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   statusdays on market $226,000 Pending 254 DOM
2. 2026-06-10
   days on market $226,000 Active 253 DOM
3. 2026-06-09
   days on market $226,000 Active 252 DOM
4. 2026-06-08
   days on market $226,000 Active 251 DOM
5. 2026-06-07
   days on market $226,000 Active 250 DOM
6. 2026-06-05
   days on market $226,000 Active 247 DOM
7. 2026-06-03
   days on market $226,000 Active 246 DOM
8. 2026-06-02
   days on market $226,000 Active 245 DOM
9. 2026-06-01
   days on market $226,000 Active 244 DOM
10. 2026-05-31
    days on market $226,000 Active 243 DOM
11. 2026-05-30
    days on market $226,000 Active 242 DOM
12. 2026-02-26
    price $226,000 32-char remark

    Show marketing remark (32 chars)

    GREAT INVESTMENTS 3 BED ONE BATH

13. 2025-09-30
    listed $229,000 Active 32-char remark

    Show marketing remark (32 chars)

    GREAT INVESTMENTS 3 BED ONE BATH

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $16,867
• − Mortgage interest: −$12,660
• − Property taxes: −$3,390
• − Insurance: −$1,130
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$6,575
• Taxable loss: −$9,586
• Est. tax savings @ 24.0%: +$2,301
• After-tax cash flow: $-3,116/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 · 8 photos

Fair 45/100 Moderate rehab

The property requires significant landscaping and exterior paint work, as well as updates to the kitchen and bathroom to improve its overall appearance and functionality.

Repairs flagged

• Major Landscaping — Overgrown vegetation and unkempt lawn need significant attention.
• Minor Exterior paint — Neutral paint on exterior walls needs touch-up.
• Major Kitchen appliances — No appliances in the kitchen, indicating a need for updates.
• Major Bathroom fixtures — No visible fixtures or appliances in the bathroom, indicating a need for updates.

Value-add opportunities

• Both Landscaping and exterior paint — Improving curb appeal and exterior appearance would attract more buyers and renters.
• Both Kitchen appliances — Adding modern appliances would make the kitchen more functional and appealing to potential buyers and renters.
• Both Bathroom fixtures — Installing modern fixtures would make the bathroom more functional and appealing to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown vegetation and unkempt lawn need significant attention.	Major	$15,000–50,000
Exterior paint · Neutral paint on exterior walls needs touch-up.	Minor	$500–3,000
Kitchen appliances · No appliances in the kitchen, indicating a need for updates.	Major	$15,000–50,000
Bathroom fixtures · No visible fixtures or appliances in the bathroom, indicating a need for updates.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both Landscaping and exterior paint — Improving curb appeal and exterior appearance would attract more buyers and renters. ↑
• Both Kitchen appliances — Adding modern appliances would make the kitchen more functional and appealing to potential buyers and renters. ↑
• Both Bathroom fixtures — Installing modern fixtures would make the bathroom more functional and appealing to potential buyers and renters. ↑

ⓘ 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 — Reid Hope King

• Score: 53/100
• State rank: #1440
• US rank: #24573

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cameron County · 310,734 people
• 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

-1.3% since first listed

2 events — show timeline

• 2026-02-26 Price Changed $226,000 RGVMLS
• 2025-09-30 Listed $229,000 RGVMLS