2473 Frankfurt St · Brownsville, TX 78520

$169,999

4 bd · 2.0 ba · 1,944 sqft · SingleFamily public records · 4 Days on market

Built 2005 5,000 sqft lot Est $239k · 29% under

---

Why this score? — see what drove the B 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.7/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This two-story home is full of potential and ready for the right buyer. In need of some work, it offers a great opportunity to build equity while also serving as a strong rental income property. Eligible for conventional and DSCR financing. All offers welcome — Submit your offer today!

Key facts

• 5,000 sq ft lot
• Built 2005
• Listed 4 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; 2 stories
• Construction: Brick veneer exterior; Slab foundation
• Exterior features: Composition roof

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Tile flooring; Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 9.3% 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: Keller El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 532 students, 92% FRL); Stillman Middle (math 26% / reading 43%, grade F, #858 of 1,662 statewide, top 54%, 1,095 students, 68% FRL); Rivera Early College H S (math 12% / reading 38%, grade F, #1,250 of 1,632 statewide, top 77%, 2,254 students, 84% FRL) — zoned schools at 81% FRL track the district average.
• Market conditions: Rents rising fast (+11.4%/yr); 346 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $2,155/mo this rent would consume 52% of the median local household income ($50k/yr) (locally 1800% 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 $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $127k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.78%
• DSCR: 1.48
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $239,112
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2761 Mayorca St	0.43mi	4/2.0	1,784 (-8%)	22mo	$199,900	$112	48
3 Conquistador St	0.74mi	3/2.0 (-1)	1,750 (-10%)	3mo	$300,000	$171	41
3984 Ridge Trl	0.75mi	3/2.0 (-1)	1,784 (-8%)	9mo	$220,000	$123	39

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: 5.7%
• Equity multiple: 1.23×
• Total profit: $11,176
• Equity at exit: $25,347

10-year hold

• IRR: 19.4%
• Equity multiple: 3.04×
• Total profit: $97,026
• Equity at exit: $14,698

Cash invested: $47,600 (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 78520

• Home prices YoY: -19.8%
• Rents YoY: 11.4%
• Active inventory: 346
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$891
• Tax from tax record: −$313 /mo · $3,750/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $428

Break-even live

Break-even rent $1,614

Max offer price $169,999

Occupancy floor 75%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2460 Munich St Brownsville, TX	4.0	2.5	1984	$2,000	$1.01	21d	1	0.07mi
2733 Naples St Brownsville, TX	4.0	2.0	1796	$2,400	$1.34	43d	1	0.32mi
1150 Quail Hollow Dr Brownsville, TX	3.0	2.5	1333	$1,950	$1.46	21d	1	0.59mi
1866 Royal Oak St Brownsville, TX	3.0	2.5	2304	$2,400	$1.04	13d	1	0.69mi
2246 Athens St Brownsville, TX	3.0	2.0	1304	$1,800	$1.38	21d	1	0.70mi
3 Conquistador Dr Lot 3 Brownsville, TX	3.0	2.0	1750	$2,500	$1.43	13d	1	0.71mi
3008 Chadwick Pl Brownsville, TX	4.0	2.0	1380	$2,000	$1.45	13d	1	0.78mi
2950 McAllen Rd #6 Brownsville, TX	3.0	3.5	1900	$2,600	$1.37	21d	1	1.23mi
142 Country Club Rd Brownsville, TX	3.0	2.5	1460	$1,800	$1.23	43d	1	1.27mi
150 Country Club Rd Unit 2A Brownsville, TX	3.0	2.5	1971	$1,850	$0.94	43d	1	1.28mi
184 Stars Ave Unit 7 Brownsville, TX	3.0	2.0	1450	$1,900	$1.31	21d	1	1.31mi
322 McFadden Dr Unit 14 Brownsville, TX	3.0	3.0	1850	$2,200	$1.19	43d	1	1.36mi
17 Waterfront Dr Brownsville, TX	3.0	3.0	2130	$1,900	$0.89	43d	1	1.38mi
424 Gilson Rd Brownsville, TX	3.0	2.0	1399	$1,500	$1.07	43d	1	1.48mi

Listing history 4 events

1. 2026-05-20
   listed $169,999 Active
2. 2026-05-06
   soldstatus
3. 2020-07-28
   soldstatus $127,153
4. 2005-04-07
   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: $3,750 · $313/mo
• Projected year-2 tax: $3,750 · $313/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 26 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: $25,861
• − Mortgage interest: −$9,523
• − Property taxes: −$3,750
• − Insurance: −$850
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − Depreciation: −$4,945
• Taxable income: $2,655
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $4,495/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): 64,740
• Household income: $50,116
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1800.0

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 44% White 6%
• Hispanic origin (detail): Mexican 88%
• Foreign-born: 26% · Canada
• Languages at home: 18% English-only · Spanish 82%

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: ▼ -52.91%
• Current HPI: 214.4335
• Rent YoY: ▲ 11.41%
• 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

+33.7% since first listed

4 events — show timeline

• 2026-05-20 Listed $169,999 RGVMLS
• 2026-05-06 Sold (Public Records) — Public Records
• 2020-07-28 Sold (Public Records) $127,153 Public Records
• 2005-04-07 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,750 · -11.6% YoY. Source: county tax records.