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

$140,000

3 bd · 2.0 ba · 1,304 sqft · Townhouse · 181 Days on market

Built 1974 Good condition $107/sqft · 19% below area Est $173k · 19% under

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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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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 $440 ($5k/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 10.1% 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: 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); 468 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $1,781/mo this rent would consume 48% 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 181 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 181 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: 1.27% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $172,536
• List price: $140,000
• Delta: -18.86%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 8 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%)	17mo	$230,000	$173	50
14 Quemado De Guines St	0.87mi	3/2.0	1,360 (+4%)	12mo	$267,000	$196	48
705 Continental Dr #3	0.57mi	3/2.5	1,474 (+13%)	4mo	$182,000	$123	46
1264 Esperanza Ln	0.92mi	3/2.0	1,178 (-10%)	5mo	$210,000	$178	45
95 Poinciana Dr #209	0.64mi	3/2.0	1,440 (+10%)	15mo	$179,000	$124	40
115 Duluth Ln	1.27mi	2/2.0 (-1)	1,260 (-3%)	35mo	$120,000	$95	34
2820 Arbor Park Blvd	1.43mi	3/2.5	1,558 (+20%)	35mo	$265,000	$170	18
115 Lakeshore Dr	0.93mi	2/3.0 (-1)	1,599 (+23%)	35mo	$275,000	$172	11

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: 9.0%
• Equity multiple: 1.38×
• Total profit: $14,762
• Equity at exit: $20,874

10-year hold

• IRR: 22.1%
• Equity multiple: 3.34×
• Total profit: $91,874
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 6 under contract
• Months of supply: 102.0 mo (1%/mo absorbed)
• Median asking: $175,000 ($140/sqft)
• Median days on market: 156 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: -5.6% 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: 468
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $440

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 70%

Sensitivity live

Price	-10% $536	-5% $488	+0% $440	+5% $391	+10% $343
Rent	-10% $299	-5% $369	+0% $440	+5% $510	+10% $580
Rate	-1.0pp $510	-0.5pp $475	base $440	+0.5pp $403	+1.0pp $367

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
3500 Old Alice Rd Unit 1100 H Brownsville, TX	2.0	1.0	1005	$1,500	$1.49	93d	1	0.04mi
375 Media Luna Rd Brownsville, TX	1.0–3.0	1.0–2.0	940	$1,404	$1.49	63d	2	0.21mi
501 Geraldine Ln Brownsville, TX	4.0	2.0	1615	$1,900	$1.18	70d	1	0.53mi
35 La Paz Ct Brownsville, TX	3.0	2.5	1660	$1,900	$1.14	63d	1	0.53mi
715 Continental Dr #3 Brownsville, TX	3.0	2.5	1664	$2,000	$1.20	63d	1	0.58mi
95 Poinciana Dr Brownsville, TX	1.0–3.0	1.5–2.0	1130	$2,500	$2.21	93d	2	0.60mi
95 Poinciana Dr Brownsville, TX	2.0–3.0	2.0	1218	$2,600	$2.13	63d	2	0.60mi
714 Continental Dr #3 Brownsville, TX	3.0	2.5	1482	$2,400	$1.62	93d	1	0.63mi
2034 Toluca Dr Brownsville, TX	3.0	2.0	1669	$2,000	$1.20	70d	1	0.66mi
1815 Sancho Panza St Brownsville, TX	4.0	3.0	1784	$2,350	$1.32	93d	1	0.67mi
2100 W San Marcelo Blvd Brownsville, TX	2.0–3.0	2.0–2.5	1069	$1,500	$1.40	93d	2	0.68mi
2901 Central Blvd Unit 202 Brownsville, TX	2.0	2.0	1176	$1,400	$1.19	70d	1	0.74mi
2100 W San Marcelo Blvd Apt 185 Brownsville, TX	2.0	2.0	1024	$1,500	$1.46	70d	1	0.76mi
2425 Barnard Rd Brownsville, TX	1.0–2.0	1.0–2.0	886	$1,165	$1.31	63d	12	0.77mi
2425 Barnard Rd Unit A-13 Brownsville, TX	2.0	2.0	1137	$1,250	$1.10	93d	1	0.78mi
2425 Barnard Rd Unit ujnit 1-A Brownsville, TX	3.0	1.5	1300	$1,600	$1.23	93d	1	0.78mi
424 Gilson Rd Brownsville, TX	3.0	2.0	1399	$1,500	$1.07	93d	1	0.83mi
15 Valles Ct Brownsville, TX	3.0	2.0	1715	$2,350	$1.37	63d	1	0.84mi
322 McFadden Dr Unit 14 Brownsville, TX	3.0	3.0	1850	$2,200	$1.19	93d	1	0.86mi
142 Country Club Rd Brownsville, TX	3.0	2.5	1460	$1,800	$1.23	93d	1	0.96mi
10 Country Club Rd Unit A Brownsville, TX	2.0	2.0	1200	$1,450	$1.21	93d	1	1.00mi
11 Country Club Rd Brownsville, TX	2.0	2.0	1200	$1,600	$1.33	70d	1	1.01mi
2393 McAllen Rd Unit D1-7 Brownsville, TX	2.0	1.5	1040	$1,400	$1.35	70d	1	1.04mi
124 Barcelona Ave Brownsville, TX	3.0	2.0	1708	$2,900	$1.70	70d	1	1.09mi
801 Tropical Dr Unit 3 Brownsville, TX	2.0	1.5	1000	$1,500	$1.50	93d	1	1.11mi
1617 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1179	$1,900	$1.61	70d	1	1.14mi
184 Stars Ave Unit 7 Brownsville, TX	3.0	2.0	1450	$1,900	$1.31	70d	1	1.16mi
1618 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1073	$1,700	$1.58	93d	1	1.16mi
42 Fairway Dr Brownsville, TX	2.0	2.0	1300	$2,500	$1.92	70d	1	1.19mi
3247 Noble Dr Brownsville, TX	3.0	2.0	1800	$2,000	$1.11	70d	1	1.20mi
1604 Yale Ave Brownsville, TX	3.0	1.0	1316	$1,800	$1.37	70d	1	1.21mi
1405 Harvard Ave Brownsville, TX	3.0	2.0	1426	$1,700	$1.19	93d	1	1.22mi
15 Sunnyside Ln Brownsville, TX	4.0	2.0	1436	$2,000	$1.39	63d	1	1.24mi
2459 Salerno Dr Brownsville, TX	3.0	3.0	1797	$2,500	$1.39	70d	1	1.27mi
605 Paredes Line Rd Brownsville, TX	2.0	1.5	900	$875	$0.97	93d	1	1.34mi
1904 Central Blvd Brownsville, TX	1.0–3.0	1.0–2.0	1046	$1,035	$0.99	93d	9	1.34mi
2700 Farm to Market Road 802 Brownsville, TX	1.0–3.0	1.0–2.0	990	$2,002	$2.02	63d	8	1.35mi
1653 W San Marcelo Blvd Brownsville, TX	3.0	2.0	1212	$1,700	$1.40	70d	1	1.48mi
1683 Artemisa Ave Brownsville, TX	3.0	2.0	1717	$1,950	$1.14	70d	1	1.48mi
3055 El Paso Rd Unit H-1 Brownsville, TX	2.0	2.0	900	$1,050	$1.17	93d	1	1.49mi

Listing history 50 events

1. 2026-07-31
   days on market $140,000 Active 181 DOM
2. 2026-07-29
   days on market $140,000 Active 179 DOM
3. 2026-07-27
   days on market $140,000 Active 177 DOM
4. 2026-07-25
   days on market $140,000 Active 175 DOM
5. 2026-07-24
   days on market $140,000 Active 174 DOM
6. 2026-07-23
   days on market $140,000 Active 173 DOM
7. 2026-07-22
   days on market $140,000 Active 172 DOM
8. 2026-07-21
   days on market $140,000 Active 171 DOM
9. 2026-07-18
   days on market $140,000 Active 168 DOM
10. 2026-07-16
    days on market $140,000 Active 166 DOM
11. 2026-07-16
    days on market $140,000 Active 165 DOM
12. 2026-07-14
    days on market $140,000 Active 164 DOM
13. 2026-07-13
    days on market $140,000 Active 163 DOM
14. 2026-07-12
    days on market $140,000 Active 162 DOM
15. 2026-07-11
    days on market $140,000 Active 161 DOM
16. 2026-07-10
    days on market $140,000 Active 160 DOM
17. 2026-07-09
    days on market $140,000 Active 159 DOM
18. 2026-07-08
    days on market $140,000 Active 158 DOM
19. 2026-07-07
    days on market $140,000 Active 157 DOM
20. 2026-07-06
    days on market $140,000 Active 156 DOM
21. 2026-07-05
    pricedays on market $140,000 Active 155 DOM
22. 2026-07-04
    days on market $144,000 Active 154 DOM
23. 2026-07-03
    days on market $144,000 Active 153 DOM
24. 2026-07-02
    days on market $144,000 Active 152 DOM
25. 2026-07-01
    days on market $144,000 Active 151 DOM
26. 2026-06-30
    days on market $144,000 Active 150 DOM
27. 2026-06-29
    days on market $144,000 Active 149 DOM
28. 2026-06-28
    days on market $144,000 Active 148 DOM
29. 2026-06-28
    days on market $144,000 Active 147 DOM
30. 2026-06-27
    days on market $144,000 Active 146 DOM
31. 2026-06-25
    days on market $144,000 Active 144 DOM
32. 2026-06-23
    days on market $144,000 Active 142 DOM
33. 2026-06-22
    days on market $144,000 Active 141 DOM
34. 2026-06-18
    days on market $144,000 Active 138 DOM
35. 2026-06-17
    days on market $144,000 Active 137 DOM
36. 2026-06-16
    days on market $144,000 Active 136 DOM
37. 2026-06-15
    days on market $144,000 Active 135 DOM
38. 2026-06-14
    days on market $144,000 Active 133 DOM
39. 2026-06-13
    days on market $144,000 Active 132 DOM
40. 2026-06-10
    days on market $144,000 Active 130 DOM
41. 2026-06-09
    days on market $144,000 Active 129 DOM
42. 2026-06-08
    days on market $144,000 Active 128 DOM
43. 2026-06-07
    days on market $144,000 Active 127 DOM
44. 2026-06-05
    days on market $144,000 Active 124 DOM
45. 2026-06-03
    days on market $144,000 Active 123 DOM
46. 2026-06-02
    days on market $144,000 Active 122 DOM
47. 2026-06-01
    days on market $144,000 Active 121 DOM
48. 2026-05-31
    days on market $144,000 Active 120 DOM
49. 2026-05-30
    days on market $144,000 Active 119 DOM
50. 2026-04-16
    price $144,000 294-char remark

    Show marketing remark (294 chars)

    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.

ⓘ 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: $21,376
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$4,073
• Taxable income: $3,241
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $4,499/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

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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%

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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%

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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

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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

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