3003 Old Alice Rd Unit 700-G · Brownsville, TX 78520

$175,000

2 bd · 2.0 ba · 1,294 sqft · Townhouse · 638 Days on market

Built 1974 Good condition $135/sqft · 25% below area Est $233k · 25% under · waterfront ↓ 10% since listing

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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 +15.7/30.0
• ARV discount +15.0/15.0
• Rent growth +5.0/5.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled condominium featuring 2 bedrooms, 2 baths, 1 extra room, and a spacious walk-in closet. This recently renovated unit boasts new floors, a modernized kitchen, and an expanded walk-in closet. Cozy up by the fireplace in the open living area. Residents can enjoy the community pool, perfect for relaxing on warm days. The location is unbeatable, just minutes away from the mall, a variety of shops, and numerous restaurants. Plus, the proximity to the expressway makes commuting a breeze. Don't miss this opportunity to own a stylish and conveniently located home! Currently rented producing $1450 a month!!

Key facts

• Modernized kitchen
• Community pool
• Renovated unit

Tags

• RENOVATED UNIT
• MODERNIZED KITCHEN
• EXPANDED WALK-IN CLOSET
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $78 ($935/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (6.9% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 5.1% 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: Martin El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 438 students, 88% FRL); Oliveira Middle (math 23% / reading 37%, grade F, #1,056 of 1,662 statewide, top 65%, 802 students, 94% FRL); Hanna Early College H S (math 24% / reading 49%, grade F, #924 of 1,632 statewide, top 57%, 2,246 students, 88% FRL).
• Market conditions: Rents rising fast (+11.4%/yr); 438 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 39% 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 $1k of loan paydown is wiped out by about $5k 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 638 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y ago; this cycle's ask is 11969% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 638 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 0.93% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (median comp): $232,923
• List price: $175,000
• Delta: -24.87%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Continental Dr #3	0.59mi	3/2.5 (+1)	1,474 (+14%)	4mo	$182,000	$123	38
95 Poinciana Dr #209	0.55mi	3/2.0 (+1)	1,440 (+11%)	15mo	$179,000	$124	38

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: -7.8%
• Equity multiple: 0.70×
• Total profit: $-14,758
• Equity at exit: $26,093

10-year hold

• IRR: 7.3%
• Equity multiple: 1.67×
• Total profit: $32,836
• Equity at exit: $15,131

Cash invested: $49,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 7 under contract
• Months of supply: 108.0 mo (1%/mo absorbed)
• Median asking: $162,500 ($140/sqft)
• Median days on market: 119 d
• This list price: 56% of active listings are priced below it
• ARV vs active asking: +28.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78520

• Home prices YoY: -19.8%
• Rents YoY: 11.4%
• Active inventory: 438
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $78

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 90%

Sensitivity live

Price	-10% $199	-5% $138	+0% $78	+5% $17	+10% $-43
Rent	-10% $-51	-5% $14	+0% $78	+5% $142	+10% $207
Rate	-1.0pp $166	-0.5pp $122	base $78	+0.5pp $33	+1.0pp $-14

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: $43,750
• Closing costs: $5,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3500 Old Alice Rd Unit 1100 H Brownsville, TX	2.0	1.0	1005	$1,500	$1.49	93d	1	0.09mi
375 Media Luna Rd Brownsville, TX	1.0–3.0	1.0–2.0	940	$1,202	$1.28	63d	2	0.18mi
95 Poinciana Dr Brownsville, TX	2.0–3.0	2.0	1218	$1,500	$1.23	63d	2	0.54mi
95 Poinciana Dr Brownsville, TX	1.0–3.0	1.5–2.0	1130	$2,075	$1.84	93d	2	0.54mi
715 Continental Dr #3 Brownsville, TX	3.0	2.5	1664	$2,000	$1.20	63d	1	0.58mi
35 La Paz Ct Brownsville, TX	3.0	2.5	1660	$1,900	$1.14	63d	1	0.60mi
714 Continental Dr #3 Brownsville, TX	3.0	2.5	1482	$2,400	$1.62	93d	1	0.63mi
801 Continental Dr #3 Brownsville, TX	1.0	1.0	986	$1,225	$1.24	70d	1	0.64mi
2901 Central Blvd Unit 202 Brownsville, TX	2.0	2.0	1176	$1,400	$1.19	70d	1	0.71mi
2425 Barnard Rd Brownsville, TX	1.0–2.0	1.0–2.0	886	$1,165	$1.31	63d	12	0.71mi
2425 Barnard Rd Unit A-13 Brownsville, TX	2.0	2.0	1137	$1,250	$1.10	93d	1	0.71mi
2425 Barnard Rd Unit ujnit 1-A Brownsville, TX	3.0	1.5	1300	$1,600	$1.23	93d	1	0.71mi
2034 Toluca Dr Brownsville, TX	3.0	2.0	1669	$2,000	$1.20	70d	1	0.73mi
2100 W San Marcelo Blvd Brownsville, TX	2.0–3.0	2.0–2.5	1069	$1,450	$1.36	93d	2	0.75mi
2100 W San Marcelo Blvd Apt 185 Brownsville, TX	2.0	2.0	1024	$1,500	$1.46	70d	1	0.83mi
424 Gilson Rd Brownsville, TX	3.0	2.0	1399	$1,500	$1.07	93d	1	0.87mi
322 McFadden Dr Unit 14 Brownsville, TX	3.0	3.0	1850	$2,200	$1.19	93d	1	0.87mi
15 Valles Ct Brownsville, TX	3.0	2.0	1715	$2,350	$1.37	63d	1	0.91mi
142 Country Club Rd Brownsville, TX	3.0	2.5	1460	$1,800	$1.23	93d	1	0.97mi
10 Country Club Rd Unit A Brownsville, TX	2.0	2.0	1200	$1,450	$1.21	93d	1	0.99mi
11 Country Club Rd Brownsville, TX	2.0	2.0	1200	$1,600	$1.33	70d	1	1.00mi
801 Tropical Dr Unit 3 Brownsville, TX	2.0	1.5	1000	$1,500	$1.50	93d	1	1.04mi
2393 McAllen Rd Unit D1-7 Brownsville, TX	2.0	1.5	1040	$1,400	$1.35	70d	1	1.06mi
1617 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1179	$1,900	$1.61	70d	1	1.07mi
1618 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1073	$1,700	$1.58	93d	1	1.10mi
1604 Yale Ave Brownsville, TX	3.0	1.0	1316	$1,800	$1.37	70d	1	1.14mi
124 Barcelona Ave Brownsville, TX	3.0	2.0	1708	$2,900	$1.70	70d	1	1.14mi
1405 Harvard Ave Brownsville, TX	3.0	2.0	1426	$1,700	$1.19	93d	1	1.15mi
42 Fairway Dr Brownsville, TX	2.0	2.0	1300	$2,500	$1.92	70d	1	1.18mi
184 Stars Ave Unit 7 Brownsville, TX	3.0	2.0	1450	$1,900	$1.31	70d	1	1.21mi
3247 Noble Dr Brownsville, TX	3.0	2.0	1800	$2,000	$1.11	70d	1	1.24mi
605 Paredes Line Rd Brownsville, TX	2.0	1.5	900	$875	$0.97	93d	1	1.28mi
1904 Central Blvd Brownsville, TX	1.0–3.0	1.0–2.0	1046	$888	$0.85	93d	9	1.28mi
2459 Salerno Dr Brownsville, TX	3.0	3.0	1797	$2,500	$1.39	70d	1	1.29mi
2700 Farm to Market Road 802 Brownsville, TX	1.0–3.0	1.0–2.0	990	$1,658	$1.67	63d	8	1.36mi
3055 El Paso Rd Unit H-1 Brownsville, TX	2.0	2.0	900	$1,050	$1.17	93d	1	1.47mi

Listing history 50 events

1. 2026-08-08
   days on market $175,000 Active 638 DOM
2. 2026-08-07
   days on market $175,000 Active 637 DOM
3. 2026-08-06
   days on market $175,000 Active 636 DOM
4. 2026-08-05
   days on market $175,000 Active 635 DOM
5. 2026-08-04
   days on market $175,000 Active 634 DOM
6. 2026-08-03
   days on market $175,000 Active 633 DOM
7. 2026-07-31
   days on market $175,000 Active 630 DOM
8. 2026-07-29
   days on market $175,000 Active 628 DOM
9. 2026-07-27
   days on market $175,000 Active 626 DOM
10. 2026-07-25
    days on market $175,000 Active 624 DOM
11. 2026-07-24
    days on market $175,000 Active 623 DOM
12. 2026-07-23
    days on market $175,000 Active 622 DOM
13. 2026-07-22
    days on market $175,000 Active 621 DOM
14. 2026-07-21
    days on market $175,000 Active 620 DOM
15. 2026-07-18
    days on market $175,000 Active 617 DOM
16. 2026-07-16
    days on market $175,000 Active 615 DOM
17. 2026-07-16
    days on market $175,000 Active 614 DOM
18. 2026-07-14
    days on market $175,000 Active 613 DOM
19. 2026-07-13
    days on market $175,000 Active 612 DOM
20. 2026-07-12
    days on market $175,000 Active 611 DOM
21. 2026-07-11
    days on market $175,000 Active 610 DOM
22. 2026-07-10
    days on market $175,000 Active 609 DOM
23. 2026-07-09
    days on market $175,000 Active 608 DOM
24. 2026-07-08
    days on market $175,000 Active 607 DOM
25. 2026-07-07
    days on market $175,000 Active 606 DOM
26. 2026-07-06
    days on market $175,000 Active 605 DOM
27. 2026-07-05
    days on market $175,000 Active 604 DOM
28. 2026-07-04
    days on market $175,000 Active 603 DOM
29. 2026-07-03
    days on market $175,000 Active 602 DOM
30. 2026-07-02
    days on market $175,000 Active 601 DOM
31. 2026-07-01
    days on market $175,000 Active 600 DOM
32. 2026-06-30
    days on market $175,000 Active 599 DOM
33. 2026-06-29
    days on market $175,000 Active 598 DOM
34. 2026-06-28
    days on market $175,000 Active 597 DOM
35. 2026-06-28
    days on market $175,000 Active 596 DOM
36. 2026-06-27
    days on market $175,000 Active 595 DOM
37. 2026-06-25
    days on market $175,000 Active 593 DOM
38. 2026-06-23
    days on market $175,000 Active 591 DOM
39. 2026-06-22
    days on market $175,000 Active 590 DOM
40. 2026-06-18
    days on market $175,000 Active 587 DOM
41. 2026-06-17
    days on market $175,000 Active 586 DOM
42. 2026-06-16
    days on market $175,000 Active 585 DOM
43. 2026-06-15
    days on market $175,000 Active 584 DOM
44. 2026-06-14
    days on market $175,000 Active 582 DOM
45. 2026-06-13
    days on market $175,000 Active 581 DOM
46. 2026-06-10
    days on market $175,000 Active 579 DOM
47. 2026-06-09
    days on market $175,000 Active 578 DOM
48. 2026-06-09
    days on market $175,000 Active 577 DOM
49. 2026-06-07
    days on market $175,000 Active 576 DOM
50. 2026-06-05
    days on market $175,000 Active 573 DOM

ⓘ 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 ≥110°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: $19,554
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$5,091
• Taxable loss: −$1,968
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $1,408/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 · 11 photos

Good 80/100 Cosmetic rehab Est. rehab $6,470–$19,410 screening

This recently renovated condo is move-in ready with a good condition score and minimal repairs needed. It offers a good return on investment with updates that can further increase its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in living areas — Enhances aesthetics and adds value ↑
• Both New kitchen appliances — Modernizes kitchen and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Martin El F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Oliveira Middle F TX #1,056/1,662 Nat'l #8,861/14,009 High Hanna Early College H S F TX #924/1,632 Nat'l #9,347/17,239

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

B Composite livability gradescore 79/100

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 · 441,603 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: 12% of renters

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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%

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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%

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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

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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

-10.3% since first listed

21 events — show timeline

• 2026-05-15 Relisted — RGVMLS
• 2026-05-15 Price Changed $175,000 RGVMLS
• 2026-03-12 Rental Removed $1,450 APPFOLIO
• 2026-03-06 Listed for Rent $1,450 APPFOLIO
• 2026-01-13 Rental Removed $1,600 RGVMLS
• 2026-01-12 Delisted — RGVMLS
• 2026-01-07 Relisted — RGVMLS
• 2026-01-01 Delisted — RGVMLS
• 2025-09-22 Price Changed $187,000 RGVMLS
• 2025-08-29 Listed for Rent $1,600 RGVMLS
• 2025-08-28 Relisted — RGVMLS
• 2025-08-27 Rental Removed $1,600 APPFOLIO
• 2025-08-23 Listed for Rent $1,600 APPFOLIO
• 2025-08-22 Rental Removed $1,600 RGVMLS
• 2025-08-22 Pending — RGVMLS
• 2025-07-08 Listed for Rent $1,600 RGVMLS
• 2025-07-08 Rental Removed $1,800 APPFOLIO
• 2025-07-05 Listed for Rent $1,800 APPFOLIO
• 2025-01-06 Relisted — RGVMLS
• 2025-01-01 Delisted — RGVMLS
• 2024-06-23 Listed $195,000 RGVMLS