669 Foster Ln · Brownsville, TX 78523

$262,900

3 bd · 2.5 ba · 1,440 sqft · SingleFamily · 71 Days on market

Built 2026 Excellent condition 5,000 sqft lot $183/sqft · 7% below area Est $284k · 7% 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 +19.9/30.0
• ARV discount +10.8/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Stunning New Construction 3-Bedroom, 2.5-Bath Home offering 1,440 living sq ft, perfectly situated in a rapidly growing area just about 20 minutes from SpaceX and conveniently close to the Brownsville South Padre Island International Airport, Boca Chica Beach, as well as schools, shopping, and a variety of restaurants. This thoughtfully designed home features a modern open-concept floorplan with large, sleek porcelain tile flooring throughout, creating a bright, clean, and contemporary feel with low-maintenance appeal. The spacious living, dining, and kitchen areas flow seamlessly together, making it ideal for everyday living and entertaining, while abundant natural light enhances the open and airy atmosphere. The home includes a generous primary suite with a private bath, plus two additional bedrooms, a full bathroom, & a convenient half bath for guests. A covered patio extends the living space outdoors, perfect for relaxing or entertaining.

Key facts

• New construction
• Convenient half bath
• Covered patio

Tags

• NEW CONSTRUCTION
• OPEN-CONCEPT FLOORPLAN
• PORCELAIN TILE FLOORING
• COVERED PATIO
• GENEROUS PRIMARY SUITE
• CONVENIENT HALF BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $263k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $263k).
• Recommended offer: $247k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 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: Villa Nueva El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 361 students, 94% FRL); Stillman Middle (math 26% / reading 43%, grade F, #858 of 1,662 statewide, top 54%, 1,095 students, 68% FRL); Veterans Memorial Early College H S (math 33% / reading 69%, grade D+, #482 of 1,632 statewide, top 30%, 2,172 students, 65% FRL).
• Market conditions: 3 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k 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 $74k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,126 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.03% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $283,725
• List price: $262,900
• Delta: -7.34%
• Verdict: FAIR
• Comps: 12 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.3%
• Equity multiple: 1.70×
• Total profit: $51,847
• Equity at exit: $118,211

10-year hold

• IRR: 14.4%
• Equity multiple: 3.13×
• Total profit: $156,448
• Equity at exit: $182,178

Cash invested: $73,612 (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 78523

• Active inventory: 3
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,379
• Tax est. 1.5%: −$329 /mo · $3,944/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $316

Break-even live

Break-even rent $2,300

Max offer price $262,900

Occupancy floor 83%

Sensitivity live

Price	-10% $498	-5% $407	+0% $316	+5% $225	+10% $134
Rent	-10% $103	-5% $210	+0% $316	+5% $423	+10% $529
Rate	-1.0pp $449	-0.5pp $383	base $316	+0.5pp $248	+1.0pp $179

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: $65,725
• Closing costs: $7,887
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7425 Lake Havasu Brownsville, TX	3.0	2.0	1786	$2,700	$1.51	22d	1	1.32mi
7425 Lake Havasu Brownsville, TX	3.0	2.0	1786	$2,700	$1.51	15d	1	1.32mi

Listing history 17 events

1. 2026-06-18
   days on market $262,900 Active 71 DOM
2. 2026-06-17
   days on market $262,900 Active 70 DOM
3. 2026-06-16
   days on market $262,900 Active 69 DOM
4. 2026-06-15
   days on market $262,900 Active 68 DOM
5. 2026-06-14
   days on market $262,900 Active 66 DOM
6. 2026-06-13
   days on market $262,900 Active 65 DOM
7. 2026-06-10
   days on market $262,900 Active 63 DOM
8. 2026-06-09
   days on market $262,900 Active 62 DOM
9. 2026-06-08
   days on market $262,900 Active 61 DOM
10. 2026-06-07
    days on market $262,900 Active 60 DOM
11. 2026-06-05
    days on market $262,900 Active 57 DOM
12. 2026-06-03
    days on market $262,900 Active 56 DOM
13. 2026-06-02
    days on market $262,900 Active 55 DOM
14. 2026-06-01
    days on market $262,900 Active 54 DOM
15. 2026-05-31
    days on market $262,900 Active 53 DOM
16. 2026-05-30
    days on market $262,900 Active 52 DOM
17. 2026-04-08
    listed $262,900 Active 961-char remark

    Show marketing remark (961 chars)

    Stunning New Construction 3-Bedroom, 2.5-Bath Home offering 1,440 living sq ft, perfectly situated in a rapidly growing area just about 20 minutes from SpaceX and conveniently close to the Brownsville South Padre Island International Airport, Boca Chica Beach, as well as schools, shopping, and a variety of restaurants. This thoughtfully designed home features a modern open-concept floorplan with large, sleek porcelain tile flooring throughout, creating a bright, clean, and contemporary feel with low-maintenance appeal. The spacious living, dining, and kitchen areas flow seamlessly together, making it ideal for everyday living and entertaining, while abundant natural light enhances the open and airy atmosphere. The home includes a generous primary suite with a private bath, plus two additional bedrooms, a full bathroom, & a convenient half bath for guests. A covered patio extends the living space outdoors, perfect for relaxing or entertaining.

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,400
• − Mortgage interest: −$14,726
• − Property taxes: −$3,944
• − Insurance: −$1,314
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$7,648
• Taxable loss: −$416
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $3,894/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 · 4 photos

Excellent 100/100 None rehab

This new construction home is move-in ready with modern finishes and a contemporary design, ideal for both resale and rental markets.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Interior paint — Fresh paint can make a home more appealing
• Both Furniture — Furniture can make the home feel lived-in and ready for occupancy

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Interior paint — Fresh paint can make a home more appealing ↑
• Both Furniture — Furniture can make the home feel lived-in and ready for occupancy ↑

ⓘ 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

1 event — show timeline

• 2026-04-08 Listed $262,900 RGVMLS