445 E Jefferson St · Brownsville, TX 78520

$145,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 3 Days on market

Built 1993 3,000 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 +11.7/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

are you looking for a great house, recently remodeled, ready to move in for an affordable price? bingo you just found it! act quick before it is gone.

Key facts

• Remodeled buildings
• Covered patio
• Privacy fence

Tags

• MULTI-BUILDING PROPERTY
• HISTORIC WASHINGTON PARK
• REMODELED BUILDINGS
• BRAND-NEW APPLIANCES
• COVERED PATIO
• PRIVACY FENCE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story building; Multiplex (2-10) residential income property; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Balcony; Deck

Interior

• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-41 ($-494/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (23.6% below list).
• Recommended offer: $111k (23.6% below list) — sets the bar for 1% rule.

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: Sharp El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 470 students, 90% 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 81% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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: major flood risk; 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 $110,708 (23.6% 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: 0.76% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.3%
• Equity multiple: 0.50×
• Total profit: $-20,302
• Equity at exit: $21,620

10-year hold

• IRR: 1.6%
• Equity multiple: 1.13×
• Total profit: $5,429
• Equity at exit: $12,537

Cash invested: $40,600 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,107 high
• Mortgage (P&I): −$760
• Tax from tax record: −$95 /mo · $1,139/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-41

Break-even live

Break-even rent $1,159

Max offer price $137,733

Occupancy floor 99%

Sensitivity live

Price	-10% $41	-5% $0	+0% $-41	+5% $-82	+10% $-123
Rent	-10% $-129	-5% $-85	+0% $-41	+5% $3	+10% $46
Rate	-1.0pp $32	-0.5pp $-4	base $-41	+0.5pp $-79	+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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
634 E 6th St Apt 2 Brownsville, TX	2.0	1.0	713	$1,000	$1.40	44d	1	0.14mi
424 E Levee St Unit 7 Brownsville, TX	1.0	1.0	600	$650	$1.08	44d	1	0.28mi
424 E Levee St Unit 1 & 4 Brownsville, TX	1.0	1.0	600	$650	$1.08	14d	1	0.28mi
913 E Jefferson St Unit D Brownsville, TX	2.0	2.0	1052	$1,400	$1.33	21d	1	0.31mi
351 E Saint Charles St Brownsville, TX	1.0	1.0	650	$650	$1.00	44d	1	0.31mi
221 E 3rd St Brownsville, TX	2.0	1.0	850	$1,325	$1.56	44d	1	0.38mi
219 E 3rd St Brownsville, TX	2.0	1.0	900	$1,275	$1.42	44d	1	0.39mi
230 W Jefferson St Brownsville, TX	2.0	1.0	840	$795	$0.95	44d	1	0.48mi
1234 E Jackson St Brownsville, TX	2.0	1.0	640	$800	$1.25	44d	1	0.52mi
1800 Palm Blvd Unit 101 Brownsville, TX	2.0	1.0	575	$1,050	$1.83	44d	1	0.62mi
801 International Blvd Ste B Brownsville, TX	1.0	1.0	1092	$950	$0.87	44d	1	0.68mi
305 Calle Amistosa Unit L502 Brownsville, TX	1.0	1.0	753	$1,300	$1.73	44d	1	0.69mi
1900 W University Blvd #3012 Brownsville, TX	2.0	2.0	980	$1,000	$1.02	44d	1	0.94mi
1900 W University Blvd Brownsville, TX	2.0	1.0	950	$1,300	$1.37	44d	1	0.94mi
600 Lakeside Blvd Brownsville, TX	1.0–2.0	1.0–2.0	763	$950	$1.25	14d	2	1.30mi
1551 Lakeside Blvd Unit 7 Brownsville, TX	1.0	1.5	730	$1,300	$1.78	44d	1	1.33mi

Listing history 24 events

1. 2026-06-18
   days on market $145,000 Active 3 DOM
2. 2026-06-17
   days on market $145,000 Active 2 DOM
3. 2026-06-15
   pricedays on marketlisting id $145,000 Active 1 DOM
4. 2026-06-15
   days on market $150,000 Active 24 DOM
5. 2026-06-14
   days on market $150,000 Active 22 DOM
6. 2026-06-13
   days on market $150,000 Active 21 DOM
7. 2026-06-10
   days on market $150,000 Active 19 DOM
8. 2026-06-09
   days on market $150,000 Active 18 DOM
9. 2026-06-08
   days on market $150,000 Active 17 DOM
10. 2026-06-07
    days on market $150,000 Active 16 DOM
11. 2026-06-02
    days on market $150,000 Active 13 DOM
12. 2026-06-01
    days on market $150,000 Active 12 DOM
13. 2026-05-31
    days on market $150,000 Active 11 DOM
14. 2026-05-30
    days on market $150,000 Active 10 DOM
15. 2026-05-20
    listed $150,000 Active
16. 2023-01-06
    soldstatus Sold 150-char remark

    Show marketing remark (150 chars)

    are you looking for a great house, recently remodeled, ready to move in for an affordable price? bingo you just found it! act quick before it is gone.

17. 2022-12-28
    status Pending 150-char remark

    Show marketing remark (150 chars)

    are you looking for a great house, recently remodeled, ready to move in for an affordable price? bingo you just found it! act quick before it is gone.

18. 2022-11-28
    status Active 150-char remark

    Show marketing remark (150 chars)

    are you looking for a great house, recently remodeled, ready to move in for an affordable price? bingo you just found it! act quick before it is gone.

19. 2022-11-25
    status Pending 150-char remark

    Show marketing remark (150 chars)

    are you looking for a great house, recently remodeled, ready to move in for an affordable price? bingo you just found it! act quick before it is gone.

20. 2022-11-18
    historical Option 150-char remark

    Show marketing remark (150 chars)

    are you looking for a great house, recently remodeled, ready to move in for an affordable price? bingo you just found it! act quick before it is gone.

21. 2022-11-10
    listed $85,000 Active 150-char remark

    Show marketing remark (150 chars)

    are you looking for a great house, recently remodeled, ready to move in for an affordable price? bingo you just found it! act quick before it is gone.

22. 2022-04-11
    soldstatus 123-char remark

    Show marketing remark (123 chars)

    Older home for a great price in a well established neighborhood. This 2/1 is ready for a new owner. Set up you appointment.

23. 2022-02-18
    listed $59,900 123-char remark

    Show marketing remark (123 chars)

    Older home for a great price in a well established neighborhood. This 2/1 is ready for a new owner. Set up you appointment.

24. 1991-11-01
    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: $1,139 · $95/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$1,514/yr (+$126/mo · 132.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% 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: $13,285
• − Mortgage interest: −$8,122
• − Property taxes: −$1,139
• − Insurance: −$725
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$4,218
• Taxable loss: −$3,045
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $237/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

+150.4% since first listed

10 events — show timeline

• 2026-05-20 Listed $150,000 RGVMLS
• 2023-01-06 Sold (MLS) — MCALLENMLS
• 2022-12-28 Pending — MCALLENMLS
• 2022-11-28 Relisted — MCALLENMLS
• 2022-11-25 Pending — MCALLENMLS
• 2022-11-18 Contingent — MCALLENMLS
• 2022-11-10 Listed $85,000 MCALLENMLS
• 2022-04-11 Sold (MLS) — RGVMLS
• 2022-02-18 Listed $59,900 RGVMLS
• 1991-11-01 Sold (Public Records) — Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,139 · -9.0% YoY. Source: county tax records.