522 Fresa Dr · Brownsville, TX 78521

$208,000

4 bd · 2.0 ba · 1,078 sqft · SingleFamily public records · 69 Days on market

Built 2005 5,000 sqft lot $193/sqft · 8% above area Est $244k · 15% under ↓ 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).

• ARV discount +14.2/15.0
• Cash flow +10.0/30.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 4-bedroom, 2-bath home featuring a functional layout and recent upgrades throughout, including a recently replaced roof offering added value and peace of mind. The backyard offers a nice open area with a mature mesquite tree for natural shade, and a storage shed that will convey with the sale. Conveniently located just off Boca Chica, the home is in close proximity to SpaceX and LNG, making it a strong option for both homeowners and investors looking for long-term potential in a growing corridor.

Key facts

• Recent upgrades
• Storage shed
• Mature mesquite tree

Tags

• RECENT UPGRADES
• MATURE MESQUITE TREE
• STORAGE SHED
• CLOSE PROXIMITY TO SPACEX

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (18.7% below list).
• Recommended offer: $169k (18.7% 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: 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: Rents rising fast (+8.2%/yr); 365 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $1,692/mo this rent would consume 46% of the median local household income ($45k/yr) (locally 2682% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 69 days — a 6% lower offer ($196k) 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 $169,189 (18.7% 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. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (median comp): $244,467
• List price: $208,000
• Delta: -14.92%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.1%
• Equity multiple: 0.44×
• Total profit: $-32,823
• Equity at exit: $31,013

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,851
• Equity at exit: $17,984

Cash invested: $58,240 (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: 365
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$1,091
• Tax from tax record: −$286 /mo · $3,436/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-127

Break-even live

Break-even rent $1,853

Max offer price $185,529

Occupancy floor —

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Kiwi Brownsville, TX	3.0	2.0	1033	$1,400	$1.36	21d	1	0.22mi
365 Mango Ln Brownsville, TX	3.0	2.0	1012	$1,400	$1.38	13d	1	0.50mi
1340 Daytona Beach Ct Unit B Brownsville, TX	3.0	2.0	1480	$2,200	$1.49	43d	1	0.96mi

Listing history 18 events

1. 2026-06-18
   days on market $208,000 Active 69 DOM
2. 2026-06-17
   days on market $208,000 Active 68 DOM
3. 2026-06-16
   days on market $208,000 Active 67 DOM
4. 2026-06-15
   days on market $208,000 Active 66 DOM
5. 2026-06-14
   days on market $208,000 Active 64 DOM
6. 2026-06-13
   days on market $208,000 Active 63 DOM
7. 2026-06-10
   days on market $208,000 Active 61 DOM
8. 2026-06-09
   days on market $208,000 Active 60 DOM
9. 2026-06-08
   days on market $208,000 Active 59 DOM
10. 2026-06-07
    days on market $208,000 Active 58 DOM
11. 2026-06-05
    days on market $208,000 Active 55 DOM
12. 2026-06-03
    days on market $208,000 Active 54 DOM
13. 2026-06-02
    days on market $208,000 Active 53 DOM
14. 2026-06-01
    days on market $208,000 Active 52 DOM
15. 2026-05-31
    days on market $208,000 Active 51 DOM
16. 2026-05-30
    days on market $208,000 Active 50 DOM
17. 2026-05-16
    price $208,000 509-char remark

    Show marketing remark (509 chars)

    Updated 4-bedroom, 2-bath home featuring a functional layout and recent upgrades throughout, including a recently replaced roof offering added value and peace of mind. The backyard offers a nice open area with a mature mesquite tree for natural shade, and a storage shed that will convey with the sale. Conveniently located just off Boca Chica, the home is in close proximity to SpaceX and LNG, making it a strong option for both homeowners and investors looking for long-term potential in a growing corridor.

18. 2026-04-10
    listed $215,000 Active 509-char remark

    Show marketing remark (509 chars)

    Updated 4-bedroom, 2-bath home featuring a functional layout and recent upgrades throughout, including a recently replaced roof offering added value and peace of mind. The backyard offers a nice open area with a mature mesquite tree for natural shade, and a storage shed that will convey with the sale. Conveniently located just off Boca Chica, the home is in close proximity to SpaceX and LNG, making it a strong option for both homeowners and investors looking for long-term potential in a growing corridor.

ⓘ 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: $3,436 · $286/mo
• Projected year-2 tax: $3,806 · $317/mo
• Expected delta: +$370/yr (+$31/mo · 10.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 27 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: $20,303
• − Mortgage interest: −$11,651
• − Property taxes: −$3,436
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$6,051
• Taxable loss: −$5,124
• Est. tax savings @ 24.0%: +$1,230
• After-tax cash flow: $-297/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

-3.3% since first listed

2 events — show timeline

• 2026-05-16 Price Changed $208,000 RGVMLS
• 2026-04-10 Listed $215,000 RGVMLS

Property tax history

+5.3%/yr

Latest (2025): $3,436 · -9.7% YoY. Source: county tax records.