1244 Delpha Dr · Brownsville, TX 78521

$99,500

3 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 75 Days on market

Built 1965 4,750 sqft lot $86/sqft · 27% below area Est $136k · 27% under

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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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect project for a real estate investor. You will get some added privacy and you might be surprised at the amount of space! Check it out!

Key facts

• 4,750 sq ft lot
• Built 1965
• Listed 75 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 (+8.2%/yr); 365 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent runs 36% 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 $688 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.35% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.82%
• DSCR: 1.61
• GRM: 6.2

CMA / ARV

• ARV (median comp): $136,109
• List price: $99,500
• Delta: -26.90%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.6%
• Equity multiple: 1.07×
• Total profit: $1,867
• Equity at exit: $14,836

10-year hold

• IRR: 16.5%
• Equity multiple: 2.74×
• Total profit: $48,343
• Equity at exit: $8,603

Cash invested: $27,860 (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 78521

• Home prices YoY: -26.0%
• Rents YoY: 8.2%
• Active inventory: 365
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,342 high
• Mortgage (P&I): −$522
• Tax from tax record: −$176 /mo · $2,114/yr
• Insurance: −$41
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $169

Break-even live

Break-even rent $1,128

Max offer price $99,500

Occupancy floor 82%

Sensitivity live

Price	-10% $225	-5% $197	+0% $169	+5% $141	+10% $112
Rent	-10% $63	-5% $116	+0% $169	+5% $222	+10% $275
Rate	-1.0pp $219	-0.5pp $194	base $169	+0.5pp $143	+1.0pp $117

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1134 Kelsey Dr Unit D Brownsville, TX	3.0	1.0	870	$875	$1.01	44d	1	0.05mi
1456 N Minnesota Ave Apt 8 Brownsville, TX	2.0	2.0	1100	$1,250	$1.14	44d	1	0.37mi
15 Corine Cir Brownsville, TX	3.0	1.0	1337	$1,200	$0.90	14d	1	0.60mi
7100 Via Del Mar Cir Unit E-10 Brownsville, TX	2.0	2.5	1247	$1,500	$1.20	21d	1	0.80mi
7100 Via Del Mar Cir Unit B-3 Brownsville, TX	2.0	2.0	1150	$1,500	$1.30	21d	1	0.80mi
7701 Via Del Mar Cir Unit A-1 Brownsville, TX	2.0	2.5	1096	$1,300	$1.19	44d	1	0.85mi
4650 Bowie Rd Brownsville, TX	1.0–3.0	1.0–2.0	955	$1,055	$1.10	44d	1	0.93mi
170 Pearl Dr Brownsville, TX	3.0	2.0	1291	$1,600	$1.24	21d	1	1.07mi
1775 N Vermillion Ave Unit Q, G, I Brownsville, TX	2.0	1.0	824	$750	$0.91	21d	1	1.22mi
6835 El Lago Dr Brownsville, TX	4.0	2.0	1476	$2,200	$1.49	44d	1	1.34mi
2600 Elyssa Dr Brownsville, TX	3.0	2.0	1216	$1,850	$1.52	14d	1	1.40mi
328 Creekbend Dr Brownsville, TX	3.0	2.0	1451	$2,600	$1.79	21d	1	1.43mi
6012 Sabinas St Brownsville, TX	3.0	1.0	1200	$1,575	$1.31	44d	1	1.47mi
6625 Simon Pl Unit 2 Brownsville, TX	2.0	1.0	760	$1,000	$1.32	14d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $99,500 Active 75 DOM
2. 2026-06-17
   days on market $99,500 Active 74 DOM
3. 2026-06-16
   days on market $99,500 Active 73 DOM
4. 2026-06-15
   days on market $99,500 Active 72 DOM
5. 2026-06-14
   days on market $99,500 Active 70 DOM
6. 2026-06-13
   days on market $99,500 Active 69 DOM
7. 2026-06-10
   days on market $99,500 Active 67 DOM
8. 2026-06-09
   days on market $99,500 Active 66 DOM
9. 2026-06-08
   days on market $99,500 Active 65 DOM
10. 2026-06-07
    days on market $99,500 Active 64 DOM
11. 2026-06-05
    days on market $99,500 Active 61 DOM
12. 2026-06-03
    days on market $99,500 Active 60 DOM
13. 2026-06-02
    days on market $99,500 Active 59 DOM
14. 2026-06-01
    days on market $99,500 Active 58 DOM
15. 2026-05-31
    days on market $99,500 Active 57 DOM
16. 2026-05-30
    days on market $99,500 Active 56 DOM
17. 2026-04-16
    status Active 141-char remark

    Show marketing remark (141 chars)

    Perfect project for a real estate investor. You will get some added privacy and you might be surprised at the amount of space! Check it out!

18. 2026-03-30
    listed $99,500 Active 141-char remark

    Show marketing remark (141 chars)

    Perfect project for a real estate investor. You will get some added privacy and you might be surprised at the amount of space! Check it out!

19. 2004-10-19
    soldstatus
20. 1993-11-18
    soldstatus
21. 1991-07-01
    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: $2,114 · $176/mo
• Projected year-2 tax: $2,114 · $176/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 6/10 Major FEMA zone AH · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥110°F today · 19 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: $16,105
• − Mortgage interest: −$5,574
• − Property taxes: −$2,114
• − Insurance: −$2,322
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$2,895
• Taxable income: $624
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $1,876/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): 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

5 events — show timeline

• 2026-04-16 Relisted — RGVMLS
• 2026-03-30 Listed $99,500 RGVMLS
• 2004-10-19 Sold (Public Records) — Public Records
• 1993-11-18 Sold (Public Records) — Public Records
• 1991-07-01 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,114 · -8.9% YoY. Source: county tax records.