247 Zena Dr · Brownsville, TX 78521

$179,000

4 bd · 2.0 ba · 1,558 sqft · SingleFamily public records · 94 Days on market

Built 1993 6,000 sqft lot $115/sqft · 16% below area Est $214k · 16% under

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Why this score? — see what drove the C+ 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 +22.1/30.0
• ARV discount +14.8/15.0
• DSCR +7.1/10.0
• 1% rule +6.3/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice cozy home, 4 bedrooms, 2 baths, car port. Will transfer with sale Stove, Refrigerator, Washer and Dyer. New AC and water heater. Motivated seller, bring all offers!

Key facts

• Stove
• Water heater
• Refrigerator

Tags

• NEW AC
• WATER HEATER
• STOVE
• REFRIGERATOR
• WASHER
• DRYER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $163k (9.0% 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-.
• 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,024/mo this rent would consume 55% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.13% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.89%
• DSCR: 1.31
• GRM: 7.4

CMA / ARV

• ARV (median comp): $213,838
• List price: $179,000
• Delta: -16.29%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4734 Ibiza Cir	0.65mi	3/2.0 (-1)	1,414 (-9%)	0mo	$274,000	$194	49

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $88
• Equity at exit: $26,689

10-year hold

• IRR: 14.5%
• Equity multiple: 2.45×
• Total profit: $72,668
• Equity at exit: $15,477

Cash invested: $50,120 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$939
• Tax from tax record: −$298 /mo · $3,580/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $288

Break-even live

Break-even rent $1,660

Max offer price $179,000

Occupancy floor 81%

Sensitivity live

Price	-10% $389	-5% $338	+0% $288	+5% $237	+10% $186
Rent	-10% $128	-5% $208	+0% $288	+5% $368	+10% $448
Rate	-1.0pp $378	-0.5pp $333	base $288	+0.5pp $241	+1.0pp $194

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
844 Jenny Cir Brownsville, TX	4.0	2.0	1755	$2,250	$1.28	22d	1	0.41mi
15 Corine Cir Brownsville, TX	3.0	1.0	1337	$1,200	$0.90	14d	1	0.51mi
4650 Bowie Rd Brownsville, TX	1.0–3.0	1.0–2.0	955	$1,055	$1.10	44d	1	0.88mi
170 Pearl Dr Brownsville, TX	3.0	2.0	1291	$1,600	$1.24	22d	1	1.03mi
328 Creekbend Dr Brownsville, TX	3.0	2.0	1451	$2,600	$1.79	22d	1	1.31mi
14 Laura Ln Brownsville, TX	4.0	2.0	1895	$1,800	$0.95	14d	1	1.33mi
14 Laura Ln Brownsville, TX	4.0	2.0	1895	$1,800	$0.95	22d	1	1.33mi
2600 Elyssa Dr Brownsville, TX	3.0	2.0	1216	$1,850	$1.52	14d	1	1.36mi
5320 Oakley St Brownsville, TX	3.0	2.5	1936	$2,650	$1.37	14d	1	1.40mi
5612 Hedgerow Ct Brownsville, TX	3.0	3.5	1947	$2,800	$1.44	44d	1	1.41mi
5612 Hedgerow Ct Brownsville, TX	3.0	3.5	1947	$2,800	$1.44	14d	1	1.41mi
4021 Westland Dr Brownsville, TX	3.0	2.0	1586	$2,200	$1.39	14d	1	1.44mi
6835 El Lago Dr Brownsville, TX	4.0	2.0	1476	$2,200	$1.49	44d	1	1.45mi

Listing history 32 events

1. 2026-06-18
   days on market $179,000 Active 94 DOM
2. 2026-06-17
   days on market $179,000 Active 93 DOM
3. 2026-06-16
   days on market $179,000 Active 92 DOM
4. 2026-06-15
   days on market $179,000 Active 91 DOM
5. 2026-06-14
   days on market $179,000 Active 89 DOM
6. 2026-06-13
   days on market $179,000 Active 88 DOM
7. 2026-06-10
   days on market $179,000 Active 86 DOM
8. 2026-06-09
   days on market $179,000 Active 85 DOM
9. 2026-06-08
   days on market $179,000 Active 84 DOM
10. 2026-06-07
    days on market $179,000 Active 83 DOM
11. 2026-06-05
    days on market $179,000 Active 80 DOM
12. 2026-06-03
    days on market $179,000 Active 79 DOM
13. 2026-06-02
    days on market $179,000 Active 78 DOM
14. 2026-06-01
    days on market $179,000 Active 77 DOM
15. 2026-05-31
    days on market $179,000 Active 76 DOM
16. 2026-05-30
    days on market $179,000 Active 75 DOM
17. 2026-05-15
    price $179,000 169-char remark

    Show marketing remark (169 chars)

    Nice cozy home, 4 bedrooms, 2 baths, car port. Will transfer with sale Stove, Refrigerator, Washer and Dyer. New AC and water heater. Motivated seller, bring all offers!

18. 2026-03-16
    listed $185,000 Active 169-char remark

    Show marketing remark (169 chars)

    Nice cozy home, 4 bedrooms, 2 baths, car port. Will transfer with sale Stove, Refrigerator, Washer and Dyer. New AC and water heater. Motivated seller, bring all offers!

19. 2023-12-21
    soldstatus
20. 2023-12-14
    soldstatus
21. 2023-12-07
    soldstatus Closed 243-char remark

    Show marketing remark (243 chars)

    SPACIOUS REMODELED 4 BED 2 BATH CLOSE TO SOUTH PADRE ISLAND AS WELL AS NOT TOO FAR FROM SPACE X. NEW ROOF! HUGE LAUNDRY/STORAGE ROOM, BIG CARPORT. COVERED PATIO IN REAR WITH FENCED BACK YARD. GREAT STARTER HOME! SE; ;ER CONCESSIONS AVAILABLE.

22. 2023-12-01
    status Pending 243-char remark

    Show marketing remark (243 chars)

    SPACIOUS REMODELED 4 BED 2 BATH CLOSE TO SOUTH PADRE ISLAND AS WELL AS NOT TOO FAR FROM SPACE X. NEW ROOF! HUGE LAUNDRY/STORAGE ROOM, BIG CARPORT. COVERED PATIO IN REAR WITH FENCED BACK YARD. GREAT STARTER HOME! SE; ;ER CONCESSIONS AVAILABLE.

23. 2023-10-30
    price $175,000 243-char remark

    Show marketing remark (243 chars)

    SPACIOUS REMODELED 4 BED 2 BATH CLOSE TO SOUTH PADRE ISLAND AS WELL AS NOT TOO FAR FROM SPACE X. NEW ROOF! HUGE LAUNDRY/STORAGE ROOM, BIG CARPORT. COVERED PATIO IN REAR WITH FENCED BACK YARD. GREAT STARTER HOME! SE; ;ER CONCESSIONS AVAILABLE.

24. 2023-10-30
    status Active 243-char remark

    Show marketing remark (243 chars)

    SPACIOUS REMODELED 4 BED 2 BATH CLOSE TO SOUTH PADRE ISLAND AS WELL AS NOT TOO FAR FROM SPACE X. NEW ROOF! HUGE LAUNDRY/STORAGE ROOM, BIG CARPORT. COVERED PATIO IN REAR WITH FENCED BACK YARD. GREAT STARTER HOME! SE; ;ER CONCESSIONS AVAILABLE.

25. 2023-09-05
    status Pending 243-char remark

    Show marketing remark (243 chars)

    SPACIOUS REMODELED 4 BED 2 BATH CLOSE TO SOUTH PADRE ISLAND AS WELL AS NOT TOO FAR FROM SPACE X. NEW ROOF! HUGE LAUNDRY/STORAGE ROOM, BIG CARPORT. COVERED PATIO IN REAR WITH FENCED BACK YARD. GREAT STARTER HOME! SE; ;ER CONCESSIONS AVAILABLE.

26. 2023-07-11
    price $188,000 243-char remark

    Show marketing remark (243 chars)

    SPACIOUS REMODELED 4 BED 2 BATH CLOSE TO SOUTH PADRE ISLAND AS WELL AS NOT TOO FAR FROM SPACE X. NEW ROOF! HUGE LAUNDRY/STORAGE ROOM, BIG CARPORT. COVERED PATIO IN REAR WITH FENCED BACK YARD. GREAT STARTER HOME! SE; ;ER CONCESSIONS AVAILABLE.

27. 2023-06-11
    listed $197,000 Active 243-char remark

    Show marketing remark (243 chars)

    SPACIOUS REMODELED 4 BED 2 BATH CLOSE TO SOUTH PADRE ISLAND AS WELL AS NOT TOO FAR FROM SPACE X. NEW ROOF! HUGE LAUNDRY/STORAGE ROOM, BIG CARPORT. COVERED PATIO IN REAR WITH FENCED BACK YARD. GREAT STARTER HOME! SE; ;ER CONCESSIONS AVAILABLE.

28. 2023-05-17
    price $198,000
29. 2022-08-09
    price $99,000
30. 2022-07-18
    price $109,000
31. 2022-05-18
    price $119,900
32. 1990-11-01
    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: $3,580 · $298/mo
• Projected year-2 tax: $3,580 · $298/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe
• 💨 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: $24,292
• − Mortgage interest: −$10,027
• − Property taxes: −$3,580
• − Insurance: −$895
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$5,207
• Taxable income: $697
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $3,284/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

+49.3% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $179,000 RGVMLS
• 2026-03-16 Listed $185,000 RGVMLS
• 2023-12-21 Sold (Public Records) — Public Records
• 2023-12-14 Sold (Public Records) — Public Records
• 2023-12-07 Sold (MLS) — RGVMLS
• 2023-12-01 Pending — RGVMLS
• 2023-10-30 Price Changed $175,000 RGVMLS
• 2023-10-30 Relisted — RGVMLS
• 2023-09-05 Pending — RGVMLS
• 2023-07-11 Price Changed $188,000 RGVMLS
• 2023-06-11 Listed $197,000 RGVMLS
• 2023-05-17 Price Changed $198,000 RGVMLS
• 2022-08-09 Price Changed $99,000 RGVMLS
• 2022-07-18 Price Changed $109,000 RGVMLS
• 2022-05-18 Price Changed $119,900 RGVMLS
• 1990-11-01 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $3,580 · -10.2% YoY. Source: county tax records.