8830 Wentz Lk · Brownsville, TX 78520

$305,000

3 bd · 2.5 ba · 1,847 sqft · SingleFamily · 245 Days on market

Built 2025 7,623 sqft lot $165/sqft · at area comps Est $305k · at est. ↓ 3% since listing

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Why this score? — see what drove the D 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 +12.1/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful brand-new home! Open concept with 3 bedrooms, 2 full bathrooms, 1 half bath, spacious kitchen with pantry, laundry room, and 2 car garage. Built with top quality features such as porcelain wood tile floors and quartz countertops in kitchen and bathrooms, modern light fixtures and faucets, and high ceilings. Well insulated with foam in walls and deck, ensuring comfort all year round. Located on the north side of the city, this home offers great accessibility to the Expressway 77/83 and major points of interest such as Sunrise Mall, shopping centers, restaurants, hospitals, and schools.

Key facts

• Quartz countertops
• Open concept
• Spacious kitchen

Tags

• OPEN CONCEPT
• SPACIOUS KITCHEN
• PORCELAIN WOOD TILE FLOORS
• QUARTZ COUNTERTOPS
• MODERN LIGHT FIXTURES
• HIGH CEILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (15.3% below list).
• Recommended offer: $258k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 5.0% in Brownsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools C-, amenities D, crime D-.
• Los Fresnos CISD (suburban): math 34% / reading 44% proficiency, ranked #444 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+11.4%/yr); 346 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,584/mo this rent would consume 62% 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); 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 $258,366 (15.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $304,990
• List price: $305,000
• Delta: —
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8830 Wentz Lk	0.00mi	3/2.5	1,847 (0%)	0mo	$305,000	$165	100
8723 Ashford	0.05mi	3/2.5	1,815 (-2%)	8mo	$289,000	$159	88
8879 Wentz Lk	0.09mi	3/2.5	1,917 (+4%)	6mo	$309,000	$161	84
8867 Wentz Lk	0.09mi	3/2.5	1,835 (-1%)	18mo	$320,000	$174	80
8827 Wentz Lk	0.03mi	3/2.5	2,066 (+12%)	9mo	$336,000	$163	72
7122 Lake Tahoe	0.34mi	3/2.5	1,750 (-5%)	13mo	$289,000	$165	64
7208 Dominica Dr	0.47mi	4/2.5 (+1)	1,781 (-4%)	5mo	$280,000	$157	63
7026 Lake Almanor Dr	0.37mi	3/2.5	1,757 (-5%)	15mo	$305,900	$174	62
8648 Verbena Ln	0.41mi	3/2.5	1,796 (-3%)	18mo	$275,000	$153	61
7121 Lake Tahoe	0.35mi	4/2.5 (+1)	1,927 (+4%)	20mo	$316,000	$164	55
7246 Lake Shasta	0.40mi	4/3.5 (+1)	2,027 (+10%)	18mo	$329,000	$162	42
7417 Lake Havasu	0.48mi	4/3.5 (+1)	2,090 (+13%)	13mo	$329,900	$158	36

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: -14.9%
• Equity multiple: 0.44×
• Total profit: $-47,692
• Equity at exit: $45,476

10-year hold

• IRR: 0.8%
• Equity multiple: 1.07×
• Total profit: $5,581
• Equity at exit: $26,371

Cash invested: $85,400 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,584 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-189

Break-even live

Break-even rent $2,823

Max offer price $277,653

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-84	+0% $-189	+5% $-294	+10% $-400
Rent	-10% $-393	-5% $-291	+0% $-189	+5% $-87	+10% $15
Rate	-1.0pp $-35	-0.5pp $-111	base $-189	+0.5pp $-268	+1.0pp $-348

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7072 Lago Vista Blvd Brownsville, TX	3.0	3.0	2473	$3,200	$1.29	21d	1	0.18mi
7425 Lake Havasu Brownsville, TX	3.0	2.0	1786	$2,700	$1.51	21d	1	0.38mi
7425 Lake Havasu Brownsville, TX	3.0	2.0	1786	$2,700	$1.51	14d	1	0.38mi
7180 Dominica Dr Brownsville, TX	4.0	4.0	2287	$3,400	$1.49	21d	1	0.54mi
6654 Pino Azul Brownsville, TX	3.0	2.0	1433	$1,900	$1.33	44d	1	1.15mi
6919 Blue Spruce St Brownsville, TX	3.0	2.0	1451	$1,750	$1.21	44d	1	1.23mi
6973 Austrian Pne Brownsville, TX	4.0	2.0	1406	$1,800	$1.28	44d	1	1.46mi

Listing history 12 events

1. 2026-05-12
   status Pending 601-char remark

   Show marketing remark (601 chars)

   Beautiful brand-new home! Open concept with 3 bedrooms, 2 full bathrooms, 1 half bath, spacious kitchen with pantry, laundry room, and 2 car garage. Built with top quality features such as porcelain wood tile floors and quartz countertops in kitchen and bathrooms, modern light fixtures and faucets, and high ceilings. Well insulated with foam in walls and deck, ensuring comfort all year round. Located on the north side of the city, this home offers great accessibility to the Expressway 77/83 and major points of interest such as Sunrise Mall, shopping centers, restaurants, hospitals, and schools.

2. 2026-05-11
   status Pending 601-char remark

   Show marketing remark (601 chars)

   Beautiful brand-new home! Open concept with 3 bedrooms, 2 full bathrooms, 1 half bath, spacious kitchen with pantry, laundry room, and 2 car garage. Built with top quality features such as porcelain wood tile floors and quartz countertops in kitchen and bathrooms, modern light fixtures and faucets, and high ceilings. Well insulated with foam in walls and deck, ensuring comfort all year round. Located on the north side of the city, this home offers great accessibility to the Expressway 77/83 and major points of interest such as Sunrise Mall, shopping centers, restaurants, hospitals, and schools.

3. 2026-05-06
   historical Option 601-char remark

   Show marketing remark (601 chars)

   Beautiful brand-new home! Open concept with 3 bedrooms, 2 full bathrooms, 1 half bath, spacious kitchen with pantry, laundry room, and 2 car garage. Built with top quality features such as porcelain wood tile floors and quartz countertops in kitchen and bathrooms, modern light fixtures and faucets, and high ceilings. Well insulated with foam in walls and deck, ensuring comfort all year round. Located on the north side of the city, this home offers great accessibility to the Expressway 77/83 and major points of interest such as Sunrise Mall, shopping centers, restaurants, hospitals, and schools.

4. 2026-01-23
   status Active 601-char remark

   Show marketing remark (601 chars)

   Beautiful brand-new home! Open concept with 3 bedrooms, 2 full bathrooms, 1 half bath, spacious kitchen with pantry, laundry room, and 2 car garage. Built with top quality features such as porcelain wood tile floors and quartz countertops in kitchen and bathrooms, modern light fixtures and faucets, and high ceilings. Well insulated with foam in walls and deck, ensuring comfort all year round. Located on the north side of the city, this home offers great accessibility to the Expressway 77/83 and major points of interest such as Sunrise Mall, shopping centers, restaurants, hospitals, and schools.

5. 2026-01-23
   status Active 601-char remark

   Show marketing remark (601 chars)

   Beautiful brand-new home! Open concept with 3 bedrooms, 2 full bathrooms, 1 half bath, spacious kitchen with pantry, laundry room, and 2 car garage. Built with top quality features such as porcelain wood tile floors and quartz countertops in kitchen and bathrooms, modern light fixtures and faucets, and high ceilings. Well insulated with foam in walls and deck, ensuring comfort all year round. Located on the north side of the city, this home offers great accessibility to the Expressway 77/83 and major points of interest such as Sunrise Mall, shopping centers, restaurants, hospitals, and schools.

6. 2025-11-23
   status Pending 601-char remark

   Show marketing remark (601 chars)

   Beautiful brand-new home! Open concept with 3 bedrooms, 2 full bathrooms, 1 half bath, spacious kitchen with pantry, laundry room, and 2 car garage. Built with top quality features such as porcelain wood tile floors and quartz countertops in kitchen and bathrooms, modern light fixtures and faucets, and high ceilings. Well insulated with foam in walls and deck, ensuring comfort all year round. Located on the north side of the city, this home offers great accessibility to the Expressway 77/83 and major points of interest such as Sunrise Mall, shopping centers, restaurants, hospitals, and schools.

7. 2025-11-22
   status Pending 601-char remark

   Show marketing remark (601 chars)

   Beautiful brand-new home! Open concept with 3 bedrooms, 2 full bathrooms, 1 half bath, spacious kitchen with pantry, laundry room, and 2 car garage. Built with top quality features such as porcelain wood tile floors and quartz countertops in kitchen and bathrooms, modern light fixtures and faucets, and high ceilings. Well insulated with foam in walls and deck, ensuring comfort all year round. Located on the north side of the city, this home offers great accessibility to the Expressway 77/83 and major points of interest such as Sunrise Mall, shopping centers, restaurants, hospitals, and schools.

8. 2025-11-13
   historical Option 601-char remark

   Show marketing remark (601 chars)

   Beautiful brand-new home! Open concept with 3 bedrooms, 2 full bathrooms, 1 half bath, spacious kitchen with pantry, laundry room, and 2 car garage. Built with top quality features such as porcelain wood tile floors and quartz countertops in kitchen and bathrooms, modern light fixtures and faucets, and high ceilings. Well insulated with foam in walls and deck, ensuring comfort all year round. Located on the north side of the city, this home offers great accessibility to the Expressway 77/83 and major points of interest such as Sunrise Mall, shopping centers, restaurants, hospitals, and schools.

9. 2025-10-30
   price $305,000 601-char remark

   Show marketing remark (601 chars)

   Beautiful brand-new home! Open concept with 3 bedrooms, 2 full bathrooms, 1 half bath, spacious kitchen with pantry, laundry room, and 2 car garage. Built with top quality features such as porcelain wood tile floors and quartz countertops in kitchen and bathrooms, modern light fixtures and faucets, and high ceilings. Well insulated with foam in walls and deck, ensuring comfort all year round. Located on the north side of the city, this home offers great accessibility to the Expressway 77/83 and major points of interest such as Sunrise Mall, shopping centers, restaurants, hospitals, and schools.

10. 2025-10-30
    price $305,000 601-char remark

    Show marketing remark (601 chars)

    Beautiful brand-new home! Open concept with 3 bedrooms, 2 full bathrooms, 1 half bath, spacious kitchen with pantry, laundry room, and 2 car garage. Built with top quality features such as porcelain wood tile floors and quartz countertops in kitchen and bathrooms, modern light fixtures and faucets, and high ceilings. Well insulated with foam in walls and deck, ensuring comfort all year round. Located on the north side of the city, this home offers great accessibility to the Expressway 77/83 and major points of interest such as Sunrise Mall, shopping centers, restaurants, hospitals, and schools.

11. 2025-07-08
    listed $314,000 Active 601-char remark

    Show marketing remark (601 chars)

    Beautiful brand-new home! Open concept with 3 bedrooms, 2 full bathrooms, 1 half bath, spacious kitchen with pantry, laundry room, and 2 car garage. Built with top quality features such as porcelain wood tile floors and quartz countertops in kitchen and bathrooms, modern light fixtures and faucets, and high ceilings. Well insulated with foam in walls and deck, ensuring comfort all year round. Located on the north side of the city, this home offers great accessibility to the Expressway 77/83 and major points of interest such as Sunrise Mall, shopping centers, restaurants, hospitals, and schools.

12. 2025-05-21
    listed $314,000 Active 601-char remark

    Show marketing remark (601 chars)

    Beautiful brand-new home! Open concept with 3 bedrooms, 2 full bathrooms, 1 half bath, spacious kitchen with pantry, laundry room, and 2 car garage. Built with top quality features such as porcelain wood tile floors and quartz countertops in kitchen and bathrooms, modern light fixtures and faucets, and high ceilings. Well insulated with foam in walls and deck, ensuring comfort all year round. Located on the north side of the city, this home offers great accessibility to the Expressway 77/83 and major points of interest such as Sunrise Mall, shopping centers, restaurants, hospitals, and schools.

ⓘ 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 3/10 Moderate FEMA zone AO · 7% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 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: $31,004
• − Mortgage interest: −$17,085
• − Property taxes: −$4,575
• − Insurance: −$2,992
• − Repairs & maintenance: −$2,480
• − Management: −$2,480
• − Depreciation: −$8,873
• Taxable loss: −$7,482
• Est. tax savings @ 24.0%: +$1,796
• After-tax cash flow: $-472/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: Los Fresnos CISD
• NCES district ID: 4828290
• Math proficiency: 34% ▼ -30.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $42,586
• Composite: 32.92/100
• National rank: #5601
• State rank: #444 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

-2.9% since first listed

12 events — show timeline

• 2026-05-12 Pending — MCALLENMLS
• 2026-05-11 Pending — RGVMLS
• 2026-05-06 Contingent — MCALLENMLS
• 2026-01-23 Relisted — MCALLENMLS
• 2026-01-23 Relisted — RGVMLS
• 2025-11-23 Pending — MCALLENMLS
• 2025-11-22 Pending — RGVMLS
• 2025-11-13 Contingent — MCALLENMLS
• 2025-10-30 Price Changed $305,000 RGVMLS
• 2025-10-30 Price Changed $305,000 MCALLENMLS
• 2025-07-08 Listed $314,000 MCALLENMLS
• 2025-05-21 Listed $314,000 RGVMLS