155 Sunrise Ln #15 · Brownsville, TX 78521

$180,000

3 bd · 2.0 ba · 1,162 sqft · SingleFamily · 203 Days on market

Built 1994 6,027 sqft lot ↓ 3% since listing

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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 +13.9/30.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the joy of living in this charming 3-bedroom, 2-bathroom home nestled in a peaceful cul-de-sac in South Brownsville. The location is excellent, just 1.5 miles from the airport, 4 miles from the Port of Brownsville, and 18 miles from SpaceX. For everyday necessities, convenience stores and meat markets are only a few blocks away. Recent updates include a new roof, air conditioning system, and water heater, all of which were replaced in 2023. The home features high ceilings and crown molding, along with a kitchen equipped with an island that seats up to three. The dining area is bathed in ample natural light, making it a welcoming space. The primary bedroom boasts a spacious walk-in

Key facts

• Walk-in closet
• Water heater
• Kitchen island

Tags

• CUL-DE-SAC
• NEW ROOF
• AIR CONDITIONING SYSTEM
• WATER HEATER
• KITCHEN ISLAND
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $21 ($248/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 $160k (11.1% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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.
• 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: Del Castillo El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 228 students, 100% FRL); Faulk Middle (math 20% / reading 31%, grade F, #1,236 of 1,662 statewide, top 76%, 976 students, 99% 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) — zoned schools average 98% FRL vs 83% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.2%/yr); 366 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 43% 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 $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 203 days — a 12% lower offer ($158k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 9.4

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: -10.0%
• Equity multiple: 0.62×
• Total profit: $-19,366
• Equity at exit: $26,839

10-year hold

• IRR: 5.2%
• Equity multiple: 1.46×
• Total profit: $23,435
• Equity at exit: $15,563

Cash invested: $50,400 (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: 366
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $21

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 94%

Sensitivity live

Price	-10% $145	-5% $83	+0% $21	+5% $-42	+10% $-104
Rent	-10% $-106	-5% $-43	+0% $21	+5% $84	+10% $147
Rate	-1.0pp $111	-0.5pp $66	base $21	+0.5pp $-26	+1.0pp $-73

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 S Clubhouse Rd Unit NA Brownsville, TX	4.0	2.0	1256	$2,100	$1.67	45d	1	0.12mi
765 Billy Mitchell Blvd Ste 11 Brownsville, TX	2.0	1.0	800	$825	$1.03	23d	1	0.28mi
170 Pearl Dr Brownsville, TX	3.0	2.0	1291	$1,600	$1.24	23d	1	0.42mi
4650 Bowie Rd Brownsville, TX	1.0–3.0	1.0–2.0	955	$1,055	$1.10	45d	1	0.52mi
4318 Waco Rd Unit 1 Brownsville, TX	3.0	2.0	1441	$1,400	$0.97	45d	1	0.59mi
3744 Boca Chica Blvd Unit 100F Brownsville, TX	2.0	2.0	980	$1,500	$1.53	23d	1	0.78mi
50 Galonsky St Unit 3 Brownsville, TX	2.0	2.0	952	$1,100	$1.16	45d	1	0.84mi
120 Galonsky St Unit G3 Brownsville, TX	2.0	2.5	1224	$1,325	$1.08	23d	1	0.85mi
15 Corine Cir Brownsville, TX	3.0	1.0	1337	$1,200	$0.90	15d	1	0.89mi
1010 Apollo Ave Unit 13 Brownsville, TX	2.0	1.0	800	$795	$0.99	45d	1	1.00mi
328 Creekbend Dr Brownsville, TX	3.0	2.0	1451	$2,600	$1.79	23d	1	1.24mi
1898 Morningside Rd Unit 4 Brownsville, TX	2.0	1.0	756	$800	$1.06	45d	1	1.25mi
4711 Morningside Rd Brownsville, TX	2.0	2.0	1288	$1,450	$1.13	23d	1	1.32mi
1134 Kelsey Dr Unit D Brownsville, TX	3.0	1.0	870	$875	$1.01	45d	1	1.40mi
3075 E 23rd St Brownsville, TX	3.0	2.0	1350	$1,375	$1.02	45d	1	1.44mi

Listing history 3 events

1. 2026-04-23
   status Pending
2. 2026-01-30
   price $180,000
3. 2025-10-01
   listed $185,000 Active

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,209
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$5,236
• Taxable loss: −$2,783
• Est. tax savings @ 24.0%: +$668
• After-tax cash flow: $916/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

-2.7% since first listed

3 events — show timeline

• 2026-04-23 Pending — RGVMLS
• 2026-01-30 Price Changed $180,000 RGVMLS
• 2025-10-01 Listed $185,000 RGVMLS