24 Border St · Brownsville, TX 78520

$124,500

3 bd · 2.0 ba · 1,076 sqft · SingleFamily public records · 27 Days on market

Built 1950 6,506 sqft lot Est $112k · 11% 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.2/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your next renovation project! This home is located on a spacious corner lot, and just 4 minutes from Valley Baptist Medical Center and 5 minutes to HEB. With a bit of TLC, this house can be transformed into a home that perfectly suits your style. Don’t miss the chance to make it your own!

Key facts

• Fenced yard
• Storage shed
• Gas stove

Tags

• FENCED YARD
• STORAGE SHED
• GAS STOVE
• CORNER LOT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence (house); One-story; Located in Rio Vista subdivision
• Construction: Wood siding; Composition roof; Slab foundation; Home warranty included
• Exterior features: Corner lot

Interior

• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: amenities D, crime D-, employment 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.
• Zoned schools: Skinner El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 333 students, 99% FRL); Stell Middle (math 12% / reading 26%, grade F, #1,466 of 1,662 statewide, top 89%, 781 students, 96% FRL); Porter Early College H S (math 23% / reading 32%, grade F, #1,183 of 1,632 statewide, top 73%, 1,814 students, 94% FRL).
• Market conditions: Rents rising fast (+11.4%/yr); 346 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent runs 36% of the median local income ($50k/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 $861 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,632 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.48%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $111,904
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 W Park Dr	0.10mi	2/1.0 (-1)	1,091 (+1%)	23mo	$114,000	$104	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 7.6%
• Equity multiple: 1.31×
• Total profit: $10,978
• Equity at exit: $18,563

10-year hold

• IRR: 20.8%
• Equity multiple: 3.18×
• Total profit: $75,968
• Equity at exit: $10,764

Cash invested: $34,860 (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 78520

• Home prices YoY: -19.8%
• Rents YoY: 11.4%
• Active inventory: 346
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,523 high
• Mortgage (P&I): −$653
• Tax from tax record: −$136 /mo · $1,628/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $363

Break-even live

Break-even rent $1,064

Max offer price $124,500

Occupancy floor 71%

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1234 W Levee St Brownsville, TX	2.0	1.0	1281	$1,500	$1.17	21d	1	0.37mi
600 Lakeside Blvd Brownsville, TX	1.0–2.0	1.0–2.0	763	$950	$1.25	14d	2	0.71mi
230 W Jefferson St Brownsville, TX	2.0	1.0	840	$795	$0.95	44d	1	0.87mi
219 E 3rd St Brownsville, TX	2.0	1.0	900	$1,275	$1.42	44d	1	0.98mi
221 E 3rd St Brownsville, TX	2.0	1.0	850	$1,325	$1.56	44d	1	0.98mi
34 W Hawthorne Ave Brownsville, TX	3.0	2.0	940	$1,400	$1.49	44d	1	1.02mi
401 Boca Chica Blvd Unit 505 Brownsville, TX	2.0	1.5	1152	$1,200	$1.04	44d	1	1.03mi
35 Cenizo Brownsville, TX	2.0	3.5	1404	$2,500	$1.78	44d	1	1.05mi
234 Emerald Ln Lot 4 Brownsville, TX	3.0	2.0	1170	$1,850	$1.58	21d	1	1.13mi
234 Emerald Ln Lot 4 Brownsville, TX	4.0	2.0	1170	$1,850	$1.58	14d	1	1.13mi
634 E 6th St Apt 2 Brownsville, TX	2.0	1.0	713	$1,000	$1.40	44d	1	1.26mi
1904 Central Blvd Brownsville, TX	1.0–3.0	1.0–2.0	1046	$1,035	$0.99	44d	9	1.37mi

Listing history 29 events

1. 2026-06-18
   days on market $124,500 Active 27 DOM
2. 2026-06-17
   days on market $124,500 Active 26 DOM
3. 2026-06-16
   days on market $124,500 Active 25 DOM
4. 2026-06-15
   days on market $124,500 Active 24 DOM
5. 2026-06-14
   days on market $124,500 Active 22 DOM
6. 2026-06-13
   days on market $124,500 Active 21 DOM
7. 2026-06-10
   days on market $124,500 Active 19 DOM
8. 2026-06-09
   days on market $124,500 Active 18 DOM
9. 2026-06-08
   days on market $124,500 Active 17 DOM
10. 2026-06-07
    days on market $124,500 Active 16 DOM
11. 2026-06-05
    days on market $124,500 Active 13 DOM
12. 2026-06-03
    days on market $124,500 Active 12 DOM
13. 2026-06-02
    days on market $124,500 Active 11 DOM
14. 2026-06-01
    days on market $124,500 Active 10 DOM
15. 2026-05-31
    days on market $124,500 Active 9 DOM
16. 2026-05-30
    days on market $124,500 Active 8 DOM
17. 2026-05-22
    listed $124,500 Active
18. 2025-03-27
    soldstatus Sold 306-char remark

    Show marketing remark (306 chars)

    Welcome to your next renovation project! This home is located on a spacious corner lot, and just 4 minutes from Valley Baptist Medical Center and 5 minutes to HEB. With a bit of TLC, this house can be transformed into a home that perfectly suits your style. Don’t miss the chance to make it your own!

19. 2025-03-21
    soldstatus
20. 2025-03-13
    status Pending 306-char remark

    Show marketing remark (306 chars)

    Welcome to your next renovation project! This home is located on a spacious corner lot, and just 4 minutes from Valley Baptist Medical Center and 5 minutes to HEB. With a bit of TLC, this house can be transformed into a home that perfectly suits your style. Don’t miss the chance to make it your own!

21. 2025-02-14
    price $73,000 306-char remark

    Show marketing remark (306 chars)

    Welcome to your next renovation project! This home is located on a spacious corner lot, and just 4 minutes from Valley Baptist Medical Center and 5 minutes to HEB. With a bit of TLC, this house can be transformed into a home that perfectly suits your style. Don’t miss the chance to make it your own!

22. 2025-02-03
    price $78,000 306-char remark

    Show marketing remark (306 chars)

    Welcome to your next renovation project! This home is located on a spacious corner lot, and just 4 minutes from Valley Baptist Medical Center and 5 minutes to HEB. With a bit of TLC, this house can be transformed into a home that perfectly suits your style. Don’t miss the chance to make it your own!

23. 2025-01-27
    price $88,000 306-char remark

    Show marketing remark (306 chars)

    Welcome to your next renovation project! This home is located on a spacious corner lot, and just 4 minutes from Valley Baptist Medical Center and 5 minutes to HEB. With a bit of TLC, this house can be transformed into a home that perfectly suits your style. Don’t miss the chance to make it your own!

24. 2025-01-05
    listed $93,000 Active 306-char remark

    Show marketing remark (306 chars)

    Welcome to your next renovation project! This home is located on a spacious corner lot, and just 4 minutes from Valley Baptist Medical Center and 5 minutes to HEB. With a bit of TLC, this house can be transformed into a home that perfectly suits your style. Don’t miss the chance to make it your own!

25. 2024-11-07
    soldstatus
26. 2024-10-28
    soldstatus
27. 2024-10-24
    listed $95,000 Active
28. 2007-11-15
    soldstatus
29. 1989-09-01
    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: $1,628 · $136/mo
• Projected year-2 tax: $2,278 · $190/mo
• Expected delta: +$650/yr (+$54/mo · 39.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 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: $18,274
• − Mortgage interest: −$6,974
• − Property taxes: −$1,628
• − Insurance: −$622
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$3,622
• Taxable income: $2,504
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $3,750/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 — 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): 64,740
• Household income: $50,116
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1800.0

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 44% White 6%
• Hispanic origin (detail): Mexican 88%
• Foreign-born: 26% · Canada
• Languages at home: 18% English-only · Spanish 82%

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: ▼ -52.91%
• Current HPI: 214.4335
• Rent YoY: ▲ 11.41%
• 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

+31.1% since first listed

13 events — show timeline

• 2026-05-22 Listed $124,500 RGVMLS
• 2025-03-27 Sold (MLS) — MCALLENMLS
• 2025-03-21 Sold (Public Records) — Public Records
• 2025-03-13 Pending — MCALLENMLS
• 2025-02-14 Price Changed $73,000 MCALLENMLS
• 2025-02-03 Price Changed $78,000 MCALLENMLS
• 2025-01-27 Price Changed $88,000 MCALLENMLS
• 2025-01-05 Listed $93,000 MCALLENMLS
• 2024-11-07 Sold (Public Records) — Public Records
• 2024-10-28 Sold (Public Records) — Public Records
• 2024-10-24 Listed $95,000 MCALLENMLS
• 2007-11-15 Sold (Public Records) — Public Records
• 1989-09-01 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,628 · -9.0% YoY. Source: county tax records.