669 Foster Ln · Brownsville, TX 78523

$249,900

3 bd · 2.5 ba · 1,440 sqft · SingleFamily · 119 Days on market

Built 2026 Excellent condition 5,000 sqft lot ↓ 5% since listing

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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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Appreciation +5.0/10.0
• Condition / age +5.0/5.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks

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.

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

🏗️ New construction. The $249,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $283,973.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.1% 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: Brite El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 545 students, 95% FRL); Lucio Middle (math 12% / reading 28%, grade F, #1,428 of 1,662 statewide, top 87%, 698 students, 96% FRL); Lopez Early College H S (math 20% / reading 39%, grade F, #1,112 of 1,632 statewide, top 70%, 1,831 students, 95% 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 + $9k 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 $80k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $227,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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: 0.95% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $283,973
• List price: $249,900
• Delta: -12.00%
• Verdict: UNDERPRICED
• Comps: 12 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8830 Wentz Lk	1.73mi	3/2.5	1,847 (+28%)	2mo	$305,000	$165	38
8723 Ashford	1.70mi	3/2.5	1,815 (+26%)	9mo	$289,000	$159	32
7208 Dominica Dr	1.87mi	4/2.5 (+1)	1,781 (+24%)	7mo	$280,000	$157	30
7122 Lake Tahoe	1.39mi	3/2.5	1,750 (+22%)	15mo	$289,000	$165	28
7026 Lake Almanor Dr	1.36mi	3/2.5	1,757 (+22%)	17mo	$305,900	$174	26
8648 Verbena Ln	1.38mi	3/2.5	1,796 (+25%)	20mo	$275,000	$153	24
8867 Wentz Lk	1.80mi	3/2.5	1,835 (+27%)	20mo	$320,000	$174	24
7401 Cayman Ct	2.08mi	3/2.0	1,612 (+12%)	24mo	$234,000	$145	23
8620 Verbena Ln	1.43mi	3/2.5	1,834 (+27%)	23mo	$295,000	$161	21
7624 Gladiola St	1.07mi	3/2.5	1,740 (+21%)	23mo	$289,500	$166	21
7613 Waverly Dr	1.65mi	3/2.5	1,741 (+21%)	25mo	$285,000	$164	20
7525 Waverly Dr	1.55mi	3/2.5	1,792 (+24%)	28mo	$301,000	$168	20

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: 9.9%
• Equity multiple: 1.57×
• Total profit: $45,110
• Equity at exit: $127,687

10-year hold

• IRR: 12.3%
• Equity multiple: 2.83×
• Total profit: $145,468
• Equity at exit: $196,780

Cash invested: $79,512 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $315,000 ($200/sqft)
• Median days on market: 104 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -1.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78523

• Active inventory: 3
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,489
• Tax est. 1.5%: −$355 /mo · $4,260/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $171

Break-even live

Break-even rent $2,484

Max offer price $283,973

Occupancy floor 89%

Sensitivity live

Price	-10% $367	-5% $269	+0% $171	+5% $72	+10% $-26
Rent	-10% $-43	-5% $64	+0% $171	+5% $277	+10% $384
Rate	-1.0pp $314	-0.5pp $243	base $171	+0.5pp $97	+1.0pp $22

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: $70,993
• Closing costs: $8,519
• Club membership (one-time): —
• 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	70d	1	1.32mi
7425 Lake Havasu Brownsville, TX	3.0	2.0	1786	$2,700	$1.51	63d	1	1.32mi

Property features AI

Finance

• Other: Located in the El Naranjal subdivisionDirections: Heading east on Boca Chica Blvd, turn right on Tamarindo, left on Seminole Ln, right on Foster Lane; house on the left

Exterior

• Security: Smoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Single family residence (house)New construction1 story
• Construction: Stucco exteriorComposition roofSlab foundation
• Exterior features: Covered patio/porch

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Electric heatingCeiling fan cooling
• Interior features: Electric water heaterTile flooringCeiling fansSmoke detector(s)

Listing history 50 events

1. 2026-08-05
   days on market $249,900 Active 119 DOM
2. 2026-08-04
   days on market $249,900 Active 118 DOM
3. 2026-08-03
   days on market $249,900 Active 117 DOM
4. 2026-07-31
   days on market $249,900 Active 114 DOM
5. 2026-07-29
   days on market $249,900 Active 112 DOM
6. 2026-07-27
   days on market $249,900 Active 110 DOM
7. 2026-07-25
   days on market $249,900 Active 108 DOM
8. 2026-07-24
   days on market $249,900 Active 107 DOM
9. 2026-07-23
   days on market $249,900 Active 106 DOM
10. 2026-07-22
    days on market $249,900 Active 105 DOM
11. 2026-07-21
    days on market $249,900 Active 104 DOM
12. 2026-07-18
    days on market $249,900 Active 101 DOM
13. 2026-07-16
    days on market $249,900 Active 99 DOM
14. 2026-07-16
    days on market $249,900 Active 98 DOM
15. 2026-07-14
    days on market $249,900 Active 97 DOM
16. 2026-07-13
    days on market $249,900 Active 96 DOM
17. 2026-07-12
    days on market $249,900 Active 95 DOM
18. 2026-07-11
    days on market $249,900 Active 94 DOM
19. 2026-07-10
    days on market $249,900 Active 93 DOM
20. 2026-07-09
    days on market $249,900 Active 92 DOM
21. 2026-07-08
    days on market $249,900 Active 91 DOM
22. 2026-07-07
    days on market $249,900 Active 90 DOM
23. 2026-07-06
    days on market $249,900 Active 89 DOM
24. 2026-07-05
    days on market $249,900 Active 88 DOM
25. 2026-07-04
    days on market $249,900 Active 87 DOM
26. 2026-07-03
    days on market $249,900 Active 86 DOM
27. 2026-07-02
    pricedays on market $249,900 Active 85 DOM
28. 2026-07-01
    days on market $259,900 Active 84 DOM
29. 2026-06-30
    days on market $259,900 Active 83 DOM
30. 2026-06-29
    days on market $259,900 Active 82 DOM
31. 2026-06-28
    days on market $259,900 Active 81 DOM
32. 2026-06-28
    days on market $259,900 Active 80 DOM
33. 2026-06-27
    days on market $259,900 Active 79 DOM
34. 2026-06-25
    days on market $259,900 Active 77 DOM
35. 2026-06-23
    days on market $259,900 Active 75 DOM
36. 2026-06-22
    pricedays on market $259,900 Active 74 DOM
37. 2026-06-18
    days on market $262,900 Active 71 DOM
38. 2026-06-17
    days on market $262,900 Active 70 DOM
39. 2026-06-16
    days on market $262,900 Active 69 DOM
40. 2026-06-15
    days on market $262,900 Active 68 DOM
41. 2026-06-14
    days on market $262,900 Active 66 DOM
42. 2026-06-13
    days on market $262,900 Active 65 DOM
43. 2026-06-10
    days on market $262,900 Active 63 DOM
44. 2026-06-09
    days on market $262,900 Active 62 DOM
45. 2026-06-08
    days on market $262,900 Active 61 DOM
46. 2026-06-07
    days on market $262,900 Active 60 DOM
47. 2026-06-05
    days on market $262,900 Active 57 DOM
48. 2026-06-03
    days on market $262,900 Active 56 DOM
49. 2026-06-02
    days on market $262,900 Active 55 DOM
50. 2026-06-01
    days on market $262,900 Active 54 DOM

ⓘ 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 5/10 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: −$15,907
• − Property taxes: −$4,260
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$8,261
• Taxable loss: −$2,631
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $2,678/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 ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Brite El F TX #2,791/4,322 Nat'l #28,475/41,679 Middle Lucio Middle F TX #1,428/1,662 Nat'l #11,652/14,009 High Lopez Early College H S F TX #1,112/1,632 Nat'l #11,215/17,239

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

B Composite livability gradescore 79/100

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

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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

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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

Property features AI

Finance

• Other: Located in the El Naranjal subdivisionDirections: Heading east on Boca Chica Blvd, turn right on Tamarindo, left on Seminole Ln, right on Foster Lane; house on the left

Exterior

• Security: Smoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Single family residence (house)New construction1 story
• Construction: Stucco exteriorComposition roofSlab foundation
• Exterior features: Covered patio/porch

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Electric heatingCeiling fan cooling
• Interior features: Electric water heaterTile flooringCeiling fansSmoke detector(s)

Price history

-4.9% since first listed

3 events — show timeline

• 2026-07-02 Price Changed $249,900 RGVMLS
• 2026-06-19 Price Changed $259,900 RGVMLS
• 2026-04-08 Listed $262,900 RGVMLS