643 E Mcnair Family Dr · Brownsville, TX 78522

$216,000

None bd · None ba · 1,900 sqft · MultiFamily · 362 Days on market

Built 1979 Poor condition 3,000 sqft lot ↓ 8% since listing

---

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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Two Story Duplex and Miutes away from Downtown Historical Brownsville. Building is Cynder Block and Each Unit has two (2) bedrooms , one bath (1). Individual Electrical Meters and One Water Meter.

Key facts

• One water meter
• Two story duplex
• 3,000 sq ft lot

Tags

• TWO STORY DUPLEX
• MINUTES AWAY FROM DOWNTOWN
• CINDER BLOCK BUILDING
• INDIVIDUAL ELECTRICAL METERS
• ONE WATER METER

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $216k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive. Per door: $72/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (4.1% below list).
• Recommended offer: $190k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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-.
• 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.
• Market conditions: 13 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 362 days — a 12% lower offer ($190k) 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 362 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.86%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.2%
• Equity multiple: 1.58×
• Total profit: $35,233
• Equity at exit: $97,123

10-year hold

• IRR: 12.5%
• Equity multiple: 2.86×
• Total profit: $112,635
• Equity at exit: $149,678

Cash invested: $60,480 (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 78522

• Active inventory: 13
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$1,133
• Tax est. 1.5%: −$270 /mo · $3,240/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $144

Break-even live

Break-even rent $1,890

Max offer price $216,000

Occupancy floor 88%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,072
Total (2 units)			$2,072

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: $54,000
• Closing costs: $6,480
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 E Madison St Unit 1512 Brownsville, TX	2.0	2.0	1700	$2,200	$1.29	13d	1	0.74mi
1500 E Madison St Unit 1506 Brownsville, TX	3.0	3.0	2313	$2,450	$1.06	13d	1	0.74mi
30 W Monroe St Brownsville, TX	3.0	2.0	2191	$1,500	$0.68	21d	1	0.76mi
35 Cenizo Brownsville, TX	2.0	3.5	1404	$2,500	$1.78	43d	1	1.17mi
1234 W Levee St Brownsville, TX	2.0	1.0	1281	$1,500	$1.17	21d	1	1.28mi
164 Robins Ln Brownsville, TX	2.0	2.0	1620	$2,200	$1.36	43d	1	1.45mi
2024 E 19th St Brownsville, TX	3.0	1.0	1259	$2,000	$1.59	21d	1	1.49mi

Listing history 6 events

1. 2026-06-01
   days on market $216,000 Active 362 DOM
2. 2026-05-31
   days on market $216,000 Active 361 DOM
3. 2026-05-30
   days on market $216,000 Active 360 DOM
4. 2026-03-19
   price $216,000 196-char remark

   Show marketing remark (196 chars)

   Two Story Duplex and Miutes away from Downtown Historical Brownsville. Building is Cynder Block and Each Unit has two (2) bedrooms , one bath (1). Individual Electrical Meters and One Water Meter.

5. 2025-09-11
   price $225,000 196-char remark

   Show marketing remark (196 chars)

   Two Story Duplex and Miutes away from Downtown Historical Brownsville. Building is Cynder Block and Each Unit has two (2) bedrooms , one bath (1). Individual Electrical Meters and One Water Meter.

6. 2025-06-04
   listed $235,000 Active 196-char remark

   Show marketing remark (196 chars)

   Two Story Duplex and Miutes away from Downtown Historical Brownsville. Building is Cynder Block and Each Unit has two (2) bedrooms , one bath (1). Individual Electrical Meters and One Water Meter.

ⓘ 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 ≥111°F today · 27 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: $24,864
• − Mortgage interest: −$12,099
• − Property taxes: −$3,240
• − Insurance: −$1,080
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$6,284
• Taxable loss: −$1,817
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $2,166/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 · 8 photos

Poor 20/100 Extensive rehab

This two-story duplex requires extensive repairs and updates to bring it up to a livable condition. Immediate attention to broken windows, peeling paint, and landscaping is necessary to improve its curb appeal and value.

Repairs flagged

• Major Windows — Broken windows need immediate repair
• Major Exterior paint — Peeling paint indicates significant wear
• Major Landscaping — Overgrown landscaping needs trimming and maintenance

Value-add opportunities

• Both Painting and updating interior decor — Fresh paint and updated decor can significantly improve the home's appeal
• Both New flooring — New flooring can greatly enhance the home's value and appeal
• Both New windows and doors — New windows and doors can improve energy efficiency and curb appeal
• Both HVAC system upgrade — A new HVAC system can improve comfort and energy efficiency, making the home more attractive to potential buyers or renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Windows · Broken windows need immediate repair	Major	$15,000–50,000
Exterior paint · Peeling paint indicates significant wear	Major	$15,000–50,000
Landscaping · Overgrown landscaping needs trimming and maintenance	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting and updating interior decor — Fresh paint and updated decor can significantly improve the home's appeal ↑
• Both New flooring — New flooring can greatly enhance the home's value and appeal ↑
• Both New windows and doors — New windows and doors can improve energy efficiency and curb appeal ↑
• Both HVAC system upgrade — A new HVAC system can improve comfort and energy efficiency, making the home more attractive to potential buyers or renters ↑

ⓘ 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: 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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-8.1% since first listed

3 events — show timeline

• 2026-03-19 Price Changed $216,000 RGVMLS
• 2025-09-11 Price Changed $225,000 RGVMLS
• 2025-06-04 Listed $235,000 RGVMLS