5451 Amatista Dr #11 · Brownsville, TX 78521

$99,900

2 bd · 1.0 ba · 744 sqft · SingleFamily · 104 Days on market

Built 1985 Fair condition 5,000 sqft lot Garage $134/sqft · 26% below area Est $135k · 26% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-kept home with newer roof and some retouches. This home is in a convenient Brownsville location with close proximity to space x. There is a comfortable layout despite its minimal sq ft. Near airport, and close to schools. Great option for a budget under 100K whether for primary home or as an investment.

Key facts

• Near airport
• Close to schools
• Newer roof

Tags

• NEWER ROOF
• CONVENIENT LOCATION
• CLOSE PROXIMITY TO SPACE X
• NEAR AIRPORT
• CLOSE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Del Castillo El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 228 students, 100% FRL); Lucio Middle (math 12% / reading 28%, grade F, #1,428 of 1,662 statewide, top 87%, 698 students, 96% FRL); Lopez Early College H S (math 20% / reading 39%, grade F, #1,112 of 1,632 statewide, top 70%, 1,831 students, 95% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 468 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d 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).
• This rent runs 32% of the median local income ($45k/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 $691 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 + 8.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.18% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.23%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $134,712
• List price: $99,900
• Delta: -25.84%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6993 Los Lobos	1.58mi	3/1.0 (+1)	765 (+3%)	35mo	$148,000	$193	35
4518 Del Dr	1.03mi	2/1.0	813 (+9%)	25mo	$129,900	$160	30
6274 Monte Bonito Dr	1.46mi	3/1.0 (+1)	925 (+24%)	7mo	$160,000	$173	29
3013 Alameda Dr	1.09mi	3/1.0 (+1)	888 (+19%)	14mo	$90,000	$101	23

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: 4.6%
• Equity multiple: 1.19×
• Total profit: $5,224
• Equity at exit: $14,895

10-year hold

• IRR: 18.2%
• Equity multiple: 2.87×
• Total profit: $52,447
• Equity at exit: $8,638

Cash invested: $27,972 (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: 2 active · 2 under contract
• Median asking: $136,000 ($153/sqft)
• Median days on market: 153 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +18.3% above 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: 7.1×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $238

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 75%

Sensitivity live

Price	-10% $307	-5% $273	+0% $238	+5% $204	+10% $169
Rent	-10% $145	-5% $192	+0% $238	+5% $285	+10% $331
Rate	-1.0pp $289	-0.5pp $264	base $238	+0.5pp $212	+1.0pp $186

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: $24,975
• Closing costs: $2,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2150 Minnesota Ave Brownsville, TX	1.0–2.0	1.0	782	$990	$1.27	93d	1	0.39mi
824 S Central Ave Brownsville, TX	2.0	1.0	640	$1,200	$1.88	93d	1	1.09mi
224 Morningside Rd Unit 3 Brownsville, TX	2.0	1.0	640	$1,200	$1.88	63d	1	1.34mi

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public waterPublic sewer
• Home design: Single-family residence (house)1 story
• Construction: Wood siding construction
• Exterior features: Composition roofLot in Valle De Oro subdivision

Interior

• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingCeiling fan(s)
• Interior features: Electric water heaterCrawl space

Listing history 50 events

1. 2026-08-08
   days on market $99,900 Active 104 DOM
2. 2026-08-07
   days on market $99,900 Active 103 DOM
3. 2026-08-06
   days on market $99,900 Active 102 DOM
4. 2026-08-05
   days on market $99,900 Active 101 DOM
5. 2026-08-04
   days on market $99,900 Active 100 DOM
6. 2026-08-03
   days on market $99,900 Active 99 DOM
7. 2026-07-31
   days on market $99,900 Active 96 DOM
8. 2026-07-29
   days on market $99,900 Active 94 DOM
9. 2026-07-27
   days on market $99,900 Active 92 DOM
10. 2026-07-25
    days on market $99,900 Active 90 DOM
11. 2026-07-24
    days on market $99,900 Active 89 DOM
12. 2026-07-23
    days on market $99,900 Active 88 DOM
13. 2026-07-22
    days on market $99,900 Active 87 DOM
14. 2026-07-21
    days on market $99,900 Active 86 DOM
15. 2026-07-18
    days on market $99,900 Active 83 DOM
16. 2026-07-16
    days on market $99,900 Active 81 DOM
17. 2026-07-16
    days on market $99,900 Active 80 DOM
18. 2026-07-14
    days on market $99,900 Active 79 DOM
19. 2026-07-13
    days on market $99,900 Active 78 DOM
20. 2026-07-12
    days on market $99,900 Active 77 DOM
21. 2026-07-11
    days on market $99,900 Active 76 DOM
22. 2026-07-10
    days on market $99,900 Active 75 DOM
23. 2026-07-09
    days on market $99,900 Active 74 DOM
24. 2026-07-08
    days on market $99,900 Active 73 DOM
25. 2026-07-07
    days on market $99,900 Active 72 DOM
26. 2026-07-06
    days on market $99,900 Active 71 DOM
27. 2026-07-05
    days on market $99,900 Active 70 DOM
28. 2026-07-04
    days on market $99,900 Active 69 DOM
29. 2026-07-03
    days on market $99,900 Active 68 DOM
30. 2026-07-02
    days on market $99,900 Active 67 DOM
31. 2026-07-01
    days on market $99,900 Active 66 DOM
32. 2026-06-30
    days on market $99,900 Active 65 DOM
33. 2026-06-29
    days on market $99,900 Active 64 DOM
34. 2026-06-28
    days on market $99,900 Active 63 DOM
35. 2026-06-28
    days on market $99,900 Active 62 DOM
36. 2026-06-27
    days on market $99,900 Active 61 DOM
37. 2026-06-25
    days on market $99,900 Active 59 DOM
38. 2026-06-23
    days on market $99,900 Active 57 DOM
39. 2026-06-22
    days on market $99,900 Active 56 DOM
40. 2026-06-18
    days on market $99,900 Active 53 DOM
41. 2026-06-17
    days on market $99,900 Active 52 DOM
42. 2026-06-16
    days on market $99,900 Active 51 DOM
43. 2026-06-15
    days on market $99,900 Active 50 DOM
44. 2026-06-14
    days on market $99,900 Active 48 DOM
45. 2026-06-13
    days on market $99,900 Active 47 DOM
46. 2026-06-10
    days on market $99,900 Active 45 DOM
47. 2026-06-09
    days on market $99,900 Active 44 DOM
48. 2026-06-08
    days on market $99,900 Active 43 DOM
49. 2026-06-07
    days on market $99,900 Active 42 DOM
50. 2026-06-05
    days on market $99,900 Active 39 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $14,108
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,906
• Taxable income: $1,350
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $2,536/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 · 4 photos

Fair 45/100 Moderate rehab Est. rehab $18,600–$33,480 screening

This home requires moderate renovations, focusing on exterior and interior repairs, to significantly increase its value.

Repairs flagged

• Major exterior siding — Significant peeling and damage
• Major interior walls — Visible wear and tear

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 22/100

Zoned Schools

Elementary Del Castillo El F TX #3,836/4,322 Nat'l #35,191/41,679 Middle Lucio Middle F TX #1,428/1,662 Nat'l #11,652/14,009 High Lopez Early College H S F TX #1,112/1,632 Nat'l #11,215/17,239

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

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public waterPublic sewer
• Home design: Single-family residence (house)1 story
• Construction: Wood siding construction
• Exterior features: Composition roofLot in Valle De Oro subdivision

Interior

• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingCeiling fan(s)
• Interior features: Electric water heaterCrawl space

Price history

1 event — show timeline

• 2026-04-24 Listed $99,900 RGVMLS