2404 Jeffery Ave · Cameron Park, TX 78526

$113,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 47 Days on market

Built 1981 7,200 sqft lot $109/sqft · 36% below area Est $176k · 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.2/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1981 home with a classic 80s vibe, offering 3 bedrooms and 1 full bath. Built with classic wood siding on a pier and beam foundation, this home offers character and flexibility. This property is full of potential and ready for your personal vision. Situated on a spacious lot, it features mature landscaping with a variety of plants and beautiful shade trees in both the front and backyard. The home includes a convenient carport and has had several major updates in recent years, including the roof, A/C unit, and boiler giving peace of mind on the big-ticket items. Whether you're an investor or a handy homeowner looking for your next project, this property is a great opportunity. Locat

Key facts

• Classic wood siding
• Major updates
• Mature landscaping

Tags

• CLASSIC WOOD SIDING
• PIER AND BEAM FOUNDATION
• MATURE LANDSCAPING
• CONVENIENT CARPORT
• MAJOR UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $887 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $113k).
• Recommended offer: $110k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,105 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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.
• Market conditions: Rents rising (+2.8%/yr); 414 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $781 of loan paydown is wiped out by about $3k 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 + 2.8% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $109,610 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F 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: 1.76% ✓
• Cap rate: 15.72%
• Cash-on-cash: 33.66%
• DSCR: 2.50
• GRM: 4.7

CMA / ARV

• ARV (median comp): $175,576
• List price: $113,000
• Delta: -35.64%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 2.19×
• Total profit: $37,724
• Equity at exit: $16,849

10-year hold

• IRR: 36.0%
• Equity multiple: 4.28×
• Total profit: $103,635
• Equity at exit: $9,770

Cash invested: $31,640 (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 78526

• Home prices YoY: -12.1%
• Rents YoY: 2.8%
• Active inventory: 414
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$593
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $887

Break-even live

Break-even rent $863

Max offer price $113,000

Occupancy floor 50%

Sensitivity live

Price	-10% $951	-5% $919	+0% $887	+5% $856	+10% $824
Rent	-10% $731	-5% $809	+0% $887	+5% $966	+10% $1,044
Rate	-1.0pp $944	-0.5pp $916	base $887	+0.5pp $858	+1.0pp $828

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2107 Carlos Ave Unit A Brownsville, TX	3.0	2.0	1500	$1,500	$1.00	14d	1	0.45mi
2011 Diamond Dr Unit A Brownsville, TX	2.0	2.5	1465	$2,900	$1.98	22d	1	0.52mi
2043 Saketa Ln Unit A Brownsville, TX	3.0	2.0	910	$1,700	$1.87	22d	1	0.53mi
2018 Diamond Dr Unit A Brownsville, TX	2.0	2.5	1465	$1,750	$1.19	44d	1	0.55mi
2066 Saketa Ln Brownsville, TX	3.0	2.0	1184	$1,700	$1.44	14d	1	0.57mi
3261 Alegre Dr Unit B Brownsville, TX	3.0	2.0	1285	$1,900	$1.48	44d	1	0.70mi
3269 Alegre Dr Unit B Brownsville, TX	3.0	2.0	1285	$1,850	$1.44	22d	1	0.70mi
3218 Villa Rosa Dr Unit B Brownsville, TX	3.0	2.0	1285	$1,800	$1.40	44d	1	0.80mi
3143 Aberdeen Dr Brownsville, TX	4.0	2.0	1500	$1,800	$1.20	44d	1	0.94mi
4951 Daffodil Dr Brownsville, TX	3.0	2.0	1498	$2,400	$1.60	22d	1	0.95mi
4951 Daffodil Dr Brownsville, TX	3.0	2.0	1498	$2,400	$1.60	44d	1	0.95mi
1653 W San Marcelo Blvd Brownsville, TX	3.0	2.0	1212	$1,700	$1.40	22d	1	1.02mi
1587 Pinion Dr Brownsville, TX	3.0	2.0	1226	$1,750	$1.43	44d	1	1.14mi
2834 Boardwalk Brownsville, TX	3.0	2.0	1314	$1,800	$1.37	22d	1	1.16mi
2888 Seville Blvd Brownsville, TX	3.0	2.0	1456	$1,650	$1.13	22d	1	1.17mi
4883 Camino Verde Dr Brownsville, TX	3.0	2.0	1302	$1,800	$1.38	22d	1	1.29mi
2700 Farm to Market Road 802 Brownsville, TX	1.0–3.0	1.0–2.0	990	$2,002	$2.02	14d	8	1.32mi
2100 W San Marcelo Blvd Apt 185 Brownsville, TX	2.0	2.0	1024	$1,500	$1.46	22d	1	1.39mi
2100 W San Marcelo Blvd Brownsville, TX	2.0–3.0	2.0–2.5	1069	$1,500	$1.40	44d	2	1.43mi
1124 Sierra Grande Dr Brownsville, TX	3.0	2.0	1308	$1,599	$1.22	22d	1	1.48mi
1044 Alta Mesa Blvd Brownsville, TX	3.0	2.0	1276	$1,700	$1.33	14d	1	1.48mi

Listing history 13 events

1. 2026-06-10
   days on market $113,000 Active 47 DOM
2. 2026-06-09
   days on market $113,000 Active 46 DOM
3. 2026-06-08
   days on market $113,000 Active 45 DOM
4. 2026-06-07
   days on market $113,000 Active 44 DOM
5. 2026-06-05
   days on market $113,000 Active 41 DOM
6. 2026-06-03
   days on market $113,000 Active 40 DOM
7. 2026-06-02
   days on market $113,000 Active 39 DOM
8. 2026-06-01
   days on market $113,000 Active 38 DOM
9. 2026-05-31
   days on market $113,000 Active 37 DOM
10. 2026-05-30
    days on market $113,000 Active 36 DOM
11. 2026-05-13
    price $113,000 838-char remark
12. 2026-04-21
    listed $115,000 Active 838-char remark
13. 2020-04-03
    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: $503 · $42/mo
• Projected year-2 tax: $2,068 · $172/mo
• Expected delta: +$1,565/yr (+$130/mo · 311.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,834
• − Mortgage interest: −$6,330
• − Property taxes: −$503
• − Insurance: −$565
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$3,287
• Taxable income: $9,336
• Est. tax owed @ 24.0%: −$2,241
• After-tax cash flow: $8,409/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 — Cameron Park

• Score: 60/100
• State rank: #1105
• US rank: #19581

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cameron Park, TX
• County: Cameron County · 310,734 people
• Metro: Brownsville-Harlingen, TX
• Population (ZIP): 60,012
• Household income: $70,565
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1063.0

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 45% White 4% Asian 2%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 19% English-only · Spanish 79% Tagalog/Filipino 1%

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: ▼ -30.28%
• Current HPI: 220.5233
• Rent YoY: ▲ 2.77%
• 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 events — show timeline

• 2026-05-13 Price Changed $113,000 RGVMLS
• 2020-04-03 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $503 · -3.2% YoY. Source: county tax records.