2734 E Taylor St Unit Block 17/Lot 3 · Brownsville, TX 78520

$125,000

None bd · None ba · 1,280 sqft · MultiFamily · 316 Days on market

Built 1979 Poor condition 9,000 sqft lot $98/sqft · 9% below area Est $138k · 9% under ↓ 7% since listing

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Why this score? — see what drove the B- 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 +26.4/30.0
• ARV discount +11.8/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

INVESTOR ALERT!! This property is just minutes away from the UTRGV - Brownsville campus. With the right vision, and TLC, this property can be brought back to life and easily rent both units because of its great location! Here is your perfect opportunity to generate passive income or add to your portfolio! Cash only!

Key facts

• 9,000 sq ft lot
• Parking
• Built 1979

What this means for you Summary

Snapshot

• This is a multifamily listed at $125k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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-.
• 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 (+11.4%/yr); 346 active listings in the ZIP; 9 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 $864 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 316 days — a 12% lower offer ($110k) 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.21% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $138,087
• List price: $125,000
• Delta: -9.48%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.9%
• Equity multiple: 1.24×
• Total profit: $8,520
• Equity at exit: $18,638

10-year hold

• IRR: 19.4%
• Equity multiple: 3.01×
• Total profit: $70,522
• Equity at exit: $10,808

Cash invested: $35,000 (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 78520

• Home prices YoY: -19.8%
• Rents YoY: 11.4%
• Active inventory: 346
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $326

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 73%

Sensitivity live

Price	-10% $413	-5% $370	+0% $326	+5% $283	+10% $240
Rent	-10% $207	-5% $267	+0% $326	+5% $386	+10% $445
Rate	-1.0pp $389	-0.5pp $358	base $326	+0.5pp $294	+1.0pp $261

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2024 E 19th St Brownsville, TX	3.0	1.0	1259	$2,000	$1.59	21d	1	0.49mi
508 Truman Dr Unit B Brownsville, TX	3.0	1.0	960	$975	$1.02	44d	1	0.68mi
3075 E 23rd St Brownsville, TX	3.0	2.0	1350	$1,375	$1.02	44d	1	0.86mi
1900 W University Blvd Brownsville, TX	2.0	1.0	950	$1,300	$1.37	44d	1	0.91mi
1900 W University Blvd #3012 Brownsville, TX	2.0	2.0	980	$1,000	$1.02	44d	1	0.91mi
1500 E Madison St Unit 1512 Brownsville, TX	2.0	2.0	1700	$2,200	$1.29	14d	1	0.93mi
801 International Blvd Ste B Brownsville, TX	1.0	1.0	1092	$950	$0.87	44d	1	0.94mi
835 E Taylor St Unit B Brownsville, TX	3.0	2.0	1150	$1,550	$1.35	44d	1	1.26mi
913 E Jefferson St Unit D Brownsville, TX	2.0	2.0	1052	$1,400	$1.33	21d	1	1.27mi

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 316 DOM
2. 2026-06-17
   days on market $125,000 Active 315 DOM
3. 2026-06-16
   days on market $125,000 Active 314 DOM
4. 2026-06-15
   days on market $125,000 Active 313 DOM
5. 2026-06-14
   days on market $125,000 Active 311 DOM
6. 2026-06-13
   days on market $125,000 Active 310 DOM
7. 2026-06-10
   days on market $125,000 Active 308 DOM
8. 2026-06-09
   days on market $125,000 Active 307 DOM
9. 2026-06-09
   days on market $125,000 Active 306 DOM
10. 2026-06-07
    days on market $125,000 Active 305 DOM
11. 2026-06-05
    days on market $125,000 Active 302 DOM
12. 2026-06-03
    days on market $125,000 Active 301 DOM
13. 2026-06-02
    days on market $125,000 Active 300 DOM
14. 2026-06-01
    days on market $125,000 Active 299 DOM
15. 2026-05-31
    days on market $125,000 Active 298 DOM
16. 2026-05-30
    days on market $125,000 Active 297 DOM
17. 2026-05-20
    price $125,000 317-char remark

    Show marketing remark (317 chars)

    INVESTOR ALERT!! This property is just minutes away from the UTRGV - Brownsville campus. With the right vision, and TLC, this property can be brought back to life and easily rent both units because of its great location! Here is your perfect opportunity to generate passive income or add to your portfolio! Cash only!

18. 2025-08-04
    listed $135,000 Active 317-char remark

    Show marketing remark (317 chars)

    INVESTOR ALERT!! This property is just minutes away from the UTRGV - Brownsville campus. With the right vision, and TLC, this property can be brought back to life and easily rent both units because of its great location! Here is your perfect opportunity to generate passive income or add to your portfolio! Cash only!

ⓘ 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 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 · 26 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: $18,080
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$3,636
• Taxable income: $2,049
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $3,425/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 · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation to bring it up to code and improve its value. Significant structural and aesthetic work is needed to make it move-in ready.

Repairs flagged

• Major Exposed subfloor in kitchen and bathrooms — Structural damage and safety hazard
• Major Missing cabinets and appliances in kitchen — Functionality and aesthetics compromised
• Major Old fixtures and missing doors in bathrooms — Aesthetic and functionality issues
• Major Peeling paint and exposed subfloor — Safety hazard and poor appearance
• Major Weathered siding and missing sections — Structural compromise and poor appearance
• Major Old, possibly broken windows — Safety hazard and poor appearance
• Major Exposed ductwork and missing components — Safety hazard and poor functionality

Value-add opportunities

• Both Painting and updating the exterior — Improves curb appeal and resale value
• Both Replacing old fixtures and doors — Enhances functionality and aesthetics
• Both Rebuilding the subfloor and replacing cabinets — Restores functionality and improves safety
• Both Rebuilding the roof and siding — Restores structural integrity and improves appearance
• Both Replacing old windows — Improves safety and energy efficiency
• Both Rebuilding the HVAC system — Improves functionality and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor in kitchen and bathrooms · Structural damage and safety hazard	Major	$15,000–50,000
Missing cabinets and appliances in kitchen · Functionality and aesthetics compromised	Major	$15,000–50,000
Old fixtures and missing doors in bathrooms · Aesthetic and functionality issues	Major	$15,000–50,000
Peeling paint and exposed subfloor · Safety hazard and poor appearance	Major	$15,000–50,000
Weathered siding and missing sections · Structural compromise and poor appearance	Major	$15,000–50,000
Old, possibly broken windows · Safety hazard and poor appearance	Major	$15,000–50,000
Exposed ductwork and missing components · Safety hazard and poor functionality	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Painting and updating the exterior — Improves curb appeal and resale value ↑
• Both Replacing old fixtures and doors — Enhances functionality and aesthetics ↑
• Both Rebuilding the subfloor and replacing cabinets — Restores functionality and improves safety ↑
• Both Rebuilding the roof and siding — Restores structural integrity and improves appearance ↑
• Both Replacing old windows — Improves safety and energy efficiency ↑
• Both Rebuilding the HVAC system — Improves functionality and energy efficiency ↑

ⓘ 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): 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

-7.4% since first listed

2 events — show timeline

• 2026-05-20 Price Changed $125,000 RGVMLS
• 2025-08-04 Listed $135,000 RGVMLS