3005 Old Alice Rd Unit 1400 F · Brownsville, TX 78521

$140,000

3 bd · 2.0 ba · 1,304 sqft · Townhouse · 230 Days on market

Built 1974 Good condition $107/sqft · 18% below area Est $171k · 18% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well maintained and spacious 3 bed, 2 full bath condo in a highly desirable location, in the middle of restaurants, shopping centers and just 2 minutes from Sunrise Mall and 2 minutes from the expressway. Pool, resaca and common areas privileges, a must-see unit!! Condominium is upstairs.

Key facts

• Pool
• Pool
• Built 1974

Tags

• HIGHLY DESIRABLE LOCATION
• 2 MINUTES FROM SUNRISE MALL
• 2 MINUTES FROM THE EXPRESSWAY
• POOL
• COMMON AREAS PRIVILEGES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 5.2% 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: Martin El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 438 students, 88% FRL); Oliveira Middle (math 23% / reading 37%, grade F, #1,056 of 1,662 statewide, top 65%, 802 students, 94% FRL); Hanna Early College H S (math 24% / reading 49%, grade F, #924 of 1,632 statewide, top 57%, 2,246 students, 88% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 633 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $1,696/mo this rent would consume 46% of the median local household income ($45k/yr) — 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.39%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $171,219
• List price: $140,000
• Delta: -18.23%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1781 Chipinque St	0.70mi	3/2.0	1,331 (+2%)	20mo	$230,000	$173	48
14 Quemado De Guines St	0.87mi	3/2.0	1,360 (+4%)	15mo	$267,000	$196	45
705 Continental Dr #3	0.57mi	3/2.5	1,474 (+13%)	7mo	$182,000	$123	44
1264 Esperanza Ln	0.92mi	3/2.0	1,178 (-10%)	8mo	$210,000	$178	42
95 Poinciana Dr #209	0.64mi	3/2.0	1,440 (+10%)	18mo	$179,000	$124	38
1734 Greenbriar Ave	1.49mi	4/4.0 (+1)	1,453 (+11%)	3mo	$199,500	$137	31

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: 6.2%
• Equity multiple: 1.26×
• Total profit: $10,009
• Equity at exit: $20,874

10-year hold

• IRR: 19.7%
• Equity multiple: 3.04×
• Total profit: $80,137
• Equity at exit: $12,105

Cash invested: $39,200 (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: 21 active · 8 under contract
• Median asking: $189,000 ($145/sqft)
• Median days on market: 129 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: -9.7% vs current asking $/sqft

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

ZIP-level market 78521

• Home prices YoY: -26.0%
• Rents YoY: 8.2%
• Active inventory: 633
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $372

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 73%

Sensitivity live

Price	-10% $469	-5% $421	+0% $372	+5% $324	+10% $275
Rent	-10% $238	-5% $305	+0% $372	+5% $439	+10% $506
Rate	-1.0pp $443	-0.5pp $408	base $372	+0.5pp $336	+1.0pp $299

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: $35,000
• Closing costs: $4,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3005 Old Alice Rd Unit 500B Brownsville, TX	2.0	2.0	1059	$1,500	$1.42	10d	1	0.04mi
3500 Old Alice Rd Unit 1100 H Brownsville, TX	2.0	1.0	1005	$1,500	$1.49	184d	1	0.04mi
375 Media Luna Rd Brownsville, TX	2.0–3.0	1.0–2.0	1062	$1,332	$1.25	1d	5	0.21mi
3082 San Miguel Cir Brownsville, TX	3.0	2.5	1736	$2,100	$1.21	10d	1	0.43mi
441 Jose Marti Blvd Brownsville, TX	2.0	2.0	918	$1,500	$1.63	8d	1	0.46mi
501 Geraldine Ln Brownsville, TX	4.0	2.0	1615	$1,900	$1.18	162d	1	0.53mi
35 La Paz Ct Brownsville, TX	3.0	2.5	1660	$1,900	$1.14	154d	1	0.53mi
514 Galveston Rd Unit C Brownsville, TX	3.0	2.5	1376	$1,200	$0.87	51d	1	0.57mi
904 Old Highway 77 #3 Brownsville, TX	2.0	1.5	1144	$1,700	$1.49	10d	1	0.57mi
544 Galveston Rd Unit C Brownsville, TX	3.0	2.5	1376	$1,500	$1.09	2d	1	0.57mi
704 Continental Dr #2 Brownsville, TX	3.0	2.5	1474	$1,500	$1.02	35d	1	0.58mi
704 Continental Dr Brownsville, TX	3.0	2.5	1474	$1,550	$1.05	10d	1	0.58mi
704 Continental Dr Brownsville, TX	3.0	2.5	1474	$1,550	$1.05	51d	1	0.58mi
715 Continental Dr #3 Brownsville, TX	3.0	2.5	1644	$1,950	$1.19	10d	1	0.58mi
715 Continental Dr #3 Brownsville, TX	3.0	2.5	1664	$2,000	$1.20	154d	1	0.58mi
2685 Old Alice Rd Apt 101 Brownsville, TX	2.0	2.5	1100	$1,800	$1.64	10d	1	0.60mi
95 Poinciana Dr Brownsville, TX	2.0–3.0	2.0	1218	$2,600	$2.13	154d	2	0.60mi
95 Poinciana Dr Brownsville, TX	1.0–3.0	1.5–2.0	1130	$2,500	$2.21	184d	2	0.60mi
605 Torreon Dr Brownsville, TX	3.0	2.0	1438	$2,200	$1.53	10d	1	0.62mi
3026 Old Highway 77 Unit 900-1 Brownsville, TX	2.0	1.5	1144	$1,200	$1.05	2d	1	0.62mi
701 Continental Dr #3 Brownsville, TX	3.0	2.5	1474	$1,300	$0.88	10d	1	0.63mi
911 Old Highway 77 Brownsville, TX	2.0	1.5	1319	$1,750	$1.33	10d	1	0.64mi
2034 Toluca Dr Brownsville, TX	3.0	2.0	1669	$2,000	$1.20	162d	1	0.66mi
1815 Sancho Panza St Brownsville, TX	4.0	3.0	1784	$2,350	$1.32	184d	1	0.67mi
2100 W San Marcelo Blvd Brownsville, TX	2.0–3.0	2.0–2.5	1069	$1,500	$1.40	184d	2	0.68mi
2901 Central Blvd #105 Brownsville, TX	2.0	2.5	1215	$1,600	$1.32	7d	1	0.74mi
2901 Central Blvd Unit 202 Brownsville, TX	2.0	2.0	1176	$1,400	$1.19	162d	1	0.74mi
2901 Central Blvd #506 Brownsville, TX	2.0	2.0	1141	$1,750	$1.53	22d	1	0.74mi
2100 W San Marcelo Blvd Brownsville, TX	2.0	2.0	1126	$1,600	$1.42	2d	1	0.76mi
2100 W San Marcelo Blvd Apt 185 Brownsville, TX	2.0	2.0	1024	$1,500	$1.46	162d	1	0.76mi
2425 Barnard Rd Brownsville, TX	2.0–4.0	1.5–2.5	1563	$1,242	$0.79	0d	7	0.77mi
2425 Barnard Rd Unit ujnit 1-A Brownsville, TX	3.0	1.5	1300	$1,600	$1.23	184d	1	0.78mi
2425 Barnard Rd Unit A-13 Brownsville, TX	2.0	2.0	1137	$1,250	$1.10	184d	1	0.78mi
601 Continental Dr Brownsville, TX	3.0	2.5	1712	$2,500	$1.46	51d	1	0.82mi
424 Gilson Rd Brownsville, TX	3.0	2.0	1399	$1,500	$1.07	184d	1	0.83mi
15 Valles Ct Brownsville, TX	3.0	2.0	1715	$2,350	$1.37	154d	1	0.84mi
322 McFadden Dr Unit 14 Brownsville, TX	3.0	3.0	1850	$1,800	$0.97	10d	1	0.86mi
2550 Weslaco Rd Unit L2 Brownsville, TX	2.0	2.5	1128	$1,400	$1.24	51d	1	0.90mi
142 Country Club Rd Brownsville, TX	3.0	2.5	1460	$1,800	$1.23	184d	1	0.96mi
142 Country Club Rd Unit A3 Brownsville, TX	3.0	2.5	1470	$1,800	$1.22	8d	1	0.97mi

Listing history 50 events

1. 2026-11-08
   days on market $140,000 Active 230 DOM
2. 2026-11-07
   days on market $140,000 Active 229 DOM
3. 2026-11-06
   days on market $140,000 Active 228 DOM
4. 2026-11-05
   days on market $140,000 Active 227 DOM
5. 2026-11-04
   days on market $140,000 Active 226 DOM
6. 2026-11-02
   days on market $140,000 Active 224 DOM
7. 2026-11-01
   days on market $140,000 Active 223 DOM
8. 2026-10-31
   days on market $140,000 Active 222 DOM
9. 2026-10-30
   days on market $140,000 Active 221 DOM
10. 2026-10-29
    days on market $140,000 Active 220 DOM
11. 2026-10-28
    days on market $140,000 Active 219 DOM
12. 2026-10-27
    days on market $140,000 Active 218 DOM
13. 2026-10-26
    days on market $140,000 Active 217 DOM
14. 2026-10-25
    days on market $140,000 Active 216 DOM
15. 2026-10-24
    days on market $140,000 Active 215 DOM
16. 2026-10-23
    days on market $140,000 Active 214 DOM
17. 2026-10-22
    days on market $140,000 Active 213 DOM
18. 2026-10-21
    days on market $140,000 Active 212 DOM
19. 2026-10-20
    days on market $140,000 Active 211 DOM
20. 2026-10-19
    days on market $140,000 Active 210 DOM
21. 2026-10-18
    days on market $140,000 Active 209 DOM
22. 2026-10-17
    days on market $140,000 Active 208 DOM
23. 2026-10-16
    days on market $140,000 Active 207 DOM
24. 2026-10-15
    days on market $140,000 Active 206 DOM
25. 2026-10-14
    days on market $140,000 Active 205 DOM
26. 2026-10-13
    days on market $140,000 Active 204 DOM
27. 2026-10-12
    days on market $140,000 Active 203 DOM
28. 2026-10-11
    days on market $140,000 Active 202 DOM
29. 2026-10-10
    days on market $140,000 Active 201 DOM
30. 2026-10-09
    days on market $140,000 Active 200 DOM
31. 2026-10-08
    days on market $140,000 Active 199 DOM
32. 2026-10-07
    days on market $140,000 Active 198 DOM
33. 2026-10-06
    days on market $140,000 Active 197 DOM
34. 2026-10-05
    days on market $140,000 Active 196 DOM
35. 2026-10-04
    days on market $140,000 Active 195 DOM
36. 2026-10-03
    days on market $140,000 Active 194 DOM
37. 2026-10-02
    days on market $140,000 Active 193 DOM
38. 2026-10-01
    days on market $140,000 Active 192 DOM
39. 2026-09-30
    days on market $140,000 Active 191 DOM
40. 2026-09-29
    days on market $140,000 Active 190 DOM
41. 2026-09-28
    days on market $140,000 Active 189 DOM
42. 2026-09-27
    days on market $140,000 Active 188 DOM
43. 2026-09-26
    days on market $140,000 Active 187 DOM
44. 2026-09-25
    days on market $140,000 Active 186 DOM
45. 2026-09-24
    days on market $140,000 Active 185 DOM
46. 2026-09-23
    days on market $140,000 Active 184 DOM
47. 2026-09-22
    days on market $140,000 Active 183 DOM
48. 2026-09-21
    days on market $140,000 Active 182 DOM
49. 2026-07-31
    days on market $140,000 Active 181 DOM
50. 2026-07-29
    days on market $140,000 Active 179 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,350
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$4,073
• Taxable income: $2,379
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $3,896/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 · 8 photos

Good 75/100 Cosmetic rehab Est. rehab $6,520–$19,560 screening

This well-maintained 3-bedroom, 2-bathroom condo is in a desirable location with a good condition score. It has potential for cosmetic updates to increase its value, particularly in the kitchen and exterior.

Repairs flagged

• Minor Painting — Painted walls show some wear.
• Minor Kitchen cabinets — Dark cabinets could be updated for a fresh look.
• Minor Bathroom vanity — Standard fixtures could be replaced with more modern ones.
• Minor Exterior paint — Painted siding shows some wear and could be refreshed.
• Minor Landscaping — Landscaping appears maintained but not landscaped.

Value-add opportunities

• Both Painting — Fresh paint can improve curb appeal and interior aesthetics. ↑
• Both Kitchen cabinets — Modernizing the kitchen can increase both resale and rental value. ↑
• Both Bathroom vanity — Upgrading the bathroom can enhance both resale and rental value. ↑
• Both Exterior paint — Refreshing the exterior paint can improve curb appeal and increase both resale and rental value. ↑
• Both Landscaping — Landscaping can enhance curb appeal and increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Martin El F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Oliveira Middle F TX #1,056/1,662 Nat'l #8,861/14,009 High Hanna Early College H S F TX #924/1,632 Nat'l #9,347/17,239

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
• County: Cameron County · 441,603 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: 9% of renters

---

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%
• 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

+20.1% since first listed

10 events — show timeline

• 2026-04-16 Price Changed $144,000 RGVMLS
• 2026-02-01 Listed $149,900 RGVMLS
• 2023-10-05 Sold (MLS) — RGVMLS
• 2023-09-30 Pending — RGVMLS
• 2023-08-15 Price Changed $135,300 RGVMLS
• 2023-06-02 Listed $145,300 RGVMLS
• 2022-06-24 Sold (MLS) — RGVMLS
• 2022-06-02 Pending — RGVMLS
• 2022-05-06 Relisted — RGVMLS
• 2021-10-19 Listed $119,900 RGVMLS