6386 Dunlap Ave · Brownsville, TX 78575

$269,999

5 bd · 3.0 ba · 2,180 sqft · SingleFamily · 154 Days on market

Built 2003 Good condition 7,500 sqft lot $124/sqft · 25% below area Est $358k · 25% 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +2.3/10.0

Listing remarks MLS

Recently remodeled home featuring all tile floors, indoor laundry, a split-bedroom floor plan, and a welcoming receiving room. Offers 5 bedrooms and sits on a large lot in a quiet Olmito neighborhood. Zoned to the Los Fresnos School District.

Key facts

• Tile floors
• Large lot
• Indoor laundry

Tags

• REMODELED HOME
• TILE FLOORS
• INDOOR LAUNDRY
• SPLIT-BEDROOM FLOOR PLAN
• LARGE LOT
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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-.
• 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.
• Market conditions: 75 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of loan paydown is wiped out by about $8k 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 154 days — a 12% lower offer ($238k) 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 $237,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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. 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: 1.07% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $358,356
• List price: $269,999
• Delta: -24.66%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7024 Lago Vista Blvd	0.60mi	4/3.5 (-1)	2,211 (+1%)	12mo	$495,000	$224	53
8858 Wentz Lk	0.67mi	4/3.0 (-1)	2,420 (+11%)	1mo	$419,000	$173	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-16,843
• Equity at exit: $40,258

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $20,103
• Equity at exit: $23,345

Cash invested: $75,600 (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 78575

• Home prices YoY: -2.2%
• Active inventory: 75
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,896 medium
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $422

Break-even live

Break-even rent $2,362

Max offer price $269,999

Occupancy floor 80%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7180 Dominica Dr Brownsville, TX	4.0	4.0	2287	$3,400	$1.49	21d	1	0.48mi
6876 Red Pne Brownsville, TX	4.0	3.0	2774	$2,750	$0.99	43d	1	0.78mi
6973 Austrian Pne Brownsville, TX	4.0	2.0	1406	$1,800	$1.28	43d	1	0.86mi
7317 370th Tc Brownsville, TX	4.0	4.0	2210	$2,850	$1.29	21d	1	1.25mi

Listing history 17 events

1. 2026-06-18
   days on market $269,999 Active 154 DOM
2. 2026-06-17
   days on market $269,999 Active 153 DOM
3. 2026-06-16
   days on market $269,999 Active 152 DOM
4. 2026-06-15
   days on market $269,999 Active 151 DOM
5. 2026-06-14
   days on market $269,999 Active 149 DOM
6. 2026-06-13
   days on market $269,999 Active 148 DOM
7. 2026-06-10
   days on market $269,999 Active 146 DOM
8. 2026-06-09
   days on market $269,999 Active 145 DOM
9. 2026-06-08
   days on market $269,999 Active 144 DOM
10. 2026-06-07
    days on market $269,999 Active 143 DOM
11. 2026-06-05
    days on market $269,999 Active 140 DOM
12. 2026-06-03
    days on market $269,999 Active 139 DOM
13. 2026-06-02
    days on market $269,999 Active 138 DOM
14. 2026-06-01
    days on market $269,999 Active 137 DOM
15. 2026-05-31
    days on market $269,999 Active 136 DOM
16. 2026-05-30
    days on market $269,999 Active 135 DOM
17. 2026-01-15
    listed $269,999 Active 242-char remark

    Show marketing remark (242 chars)

    Recently remodeled home featuring all tile floors, indoor laundry, a split-bedroom floor plan, and a welcoming receiving room. Offers 5 bedrooms and sits on a large lot in a quiet Olmito neighborhood. Zoned to the Los Fresnos School District.

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $34,750
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,780
• − Management: −$2,780
• − Depreciation: −$7,855
• Taxable income: $811
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $4,867/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 · 12 photos

Good 80/100 Cosmetic rehab

This recently remodeled home features all tile floors, indoor laundry, and a split-bedroom floor plan. It is in good condition with minor maintenance needed and offers a good return on investment.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both update flooring — tile is in good condition but could be updated
• Both update kitchen appliances — stainless steel appliances are in good condition but could be updated

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both update flooring — tile is in good condition but could be updated ↑
• Both update kitchen appliances — stainless steel appliances are in good condition but could be updated ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• City population: 212,132
• Population (ZIP): 4,728

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 (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 36% White 19% Asian 3%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 28% · Canada, China, Dominican Republic
• Languages at home: 27% English-only · Spanish 70% Chinese 1% Other Indo-European 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: ▼ -5.34%
• Current HPI: 240.4582
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-01-15 Listed $269,999 RGVMLS