6759 Golden Cove Dr · Brownsville, TX 78526

$228,000

3 bd · 2.0 ba · 1,409 sqft · SingleFamily public records · 1 Days on market

Built 2018 5,998 sqft lot

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Why this score? — see what drove the D 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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 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

Home is under construction. Beautiful 3 bedroom 2 bath 2 garage home with granite counter tops, custom cabinets and tile floors throughout the home. The taxes are based on land only.

Key facts

• 5,998 sq ft lot
• 2 garage spots
• Built 2018

Property features AI

Finance

• HOA & community: Located in Garden Woods subdivision

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick veneer exterior; Slab foundation
• Exterior features: Composition roof

Interior

• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $-8 ($-100/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (10.1% below list).
• Recommended offer: $205k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.0% in Brownsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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.
• Zoned schools: Rancho Verde El (math 51% / reading 53%, grade C-, #742 of 4,322 statewide, top 19%, 661 students, 69% FRL); Resaca Middle (math 29% / reading 44%, grade F, #786 of 1,662 statewide, top 48%, 857 students, 77% FRL); Los Fresnos H S (math 41% / reading 55%, grade D, #571 of 1,632 statewide, top 36%, 3,272 students, 82% FRL) — zoned schools average 76% FRL vs 43% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 416 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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

• 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 $204,940 (10.1% 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. 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. 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?
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: 0.90% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-37,887
• Equity at exit: $33,996

10-year hold

• IRR: -9.0%
• Equity multiple: 0.45×
• Total profit: $-35,353
• Equity at exit: $19,713

Cash invested: $63,840 (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: 416
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,049 high
• Mortgage (P&I): −$1,196
• Tax from tax record: −$337 /mo · $4,040/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-8

Break-even live

Break-even rent $2,060

Max offer price $226,528

Occupancy floor 95%

Sensitivity live

Price	-10% $121	-5% $56	+0% $-8	+5% $-73	+10% $-137
Rent	-10% $-170	-5% $-89	+0% $-8	+5% $73	+10% $154
Rate	-1.0pp $106	-0.5pp $50	base $-8	+0.5pp $-67	+1.0pp $-128

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6705 Garden Woods Ave Unit B Brownsville, TX	3.0	2.0	1350	$1,550	$1.15	15d	1	0.25mi
6978 Heritage Oak Dr Brownsville, TX	3.0	2.0	1476	$2,250	$1.52	23d	1	0.37mi
6601 Garden Woods Ave Brownsville, TX	3.0	2.0	1291	$1,600	$1.24	45d	1	0.63mi
6732 Stone Oak Brownsville, TX	3.0	2.0	1786	$2,300	$1.29	15d	1	0.68mi
5871 Greenwood Dr Brownsville, TX	3.0	2.5	1820	$1,950	$1.07	15d	1	0.81mi
2373 Grove Ln Brownsville, TX	3.0	2.0	1473	$2,500	$1.70	23d	1	1.23mi
2161 Grove Ln Brownsville, TX	3.0	2.0	1150	$2,050	$1.78	45d	1	1.25mi
2153 Grove Ln Brownsville, TX	3.0	2.0	1846	$1,950	$1.06	23d	1	1.26mi
1587 Pinion Dr Brownsville, TX	3.0	2.0	1226	$1,750	$1.43	45d	1	1.39mi
4951 Daffodil Dr Brownsville, TX	3.0	2.0	1498	$2,400	$1.60	45d	1	1.50mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $228,000 Pending 1 DOM
2. 2026-06-05
   days on market $228,000 Active 7 DOM
3. 2026-06-03
   days on market $228,000 Active 6 DOM
4. 2026-06-02
   days on market $228,000 Active 5 DOM
5. 2026-06-01
   days on market $228,000 Active 4 DOM
6. 2026-05-31
   days on market $228,000 Active 3 DOM
7. 2026-05-30
   days on market $228,000 Active 2 DOM
8. 2026-05-28
   listed $228,000 Active
9. 2024-05-29
   price $239,000
10. 2019-06-14
    soldstatus 182-char remark

    Show marketing remark (182 chars)

    Home is under construction. Beautiful 3 bedroom 2 bath 2 garage home with granite counter tops, custom cabinets and tile floors throughout the home. The taxes are based on land only.

11. 2019-04-25
    listed $143,310 182-char remark

    Show marketing remark (182 chars)

    Home is under construction. Beautiful 3 bedroom 2 bath 2 garage home with granite counter tops, custom cabinets and tile floors throughout the home. The taxes are based on land only.

ⓘ 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: $4,040 · $337/mo
• Projected year-2 tax: $4,172 · $348/mo
• Expected delta: +$132/yr (+$11/mo · 3.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $24,593
• − Mortgage interest: −$12,772
• − Property taxes: −$4,040
• − Insurance: −$1,140
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$6,633
• Taxable loss: −$3,927
• Est. tax savings @ 24.0%: +$942
• After-tax cash flow: $842/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

+59.1% since first listed

4 events — show timeline

• 2026-05-28 Listed $228,000 RGVMLS
• 2024-05-29 Price Changed $239,000 RGVMLS
• 2019-06-14 Sold (MLS) — MCALLENMLS
• 2019-04-25 Listed $143,310 MCALLENMLS

Property tax history

+20.0%/yr

Latest (2025): $4,040 · +9.7% YoY. Source: county tax records.