6414 Achievement Ave · Brownsville, TX 78526

$279,999

4 bd · 2.5 ba · 1,816 sqft · SingleFamily public records · 208 Days on market

Built 2024 5,782 sqft lot Est $323k · 13% under ↓ 5% 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).

• ARV discount +13.5/15.0
• Cash flow +12.9/30.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.5/10.0
• Schools +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 4 bedrooms, 2.5 bathrooms, home in established neighborhood. Offers decorative high ceilings, modern fixtures, kitchen with an outstanding island, walk in pantry, recess lights, walk in closets, covered patio, storage, and more. This property is located minutes away from main roads, restaurants, and schools. Don't miss out on this opportunity.

Key facts

• Outstanding island
• Recess lights
• Walk in closets

Tags

• HIGH CEILINGS
• MODERN FIXTURES
• OUTSTANDING ISLAND
• WALK IN PANTRY
• RECESS LIGHTS
• WALK IN CLOSETS

Property features AI

Finance

• Other: Located in TRADITION ESTATES subdivision; Directions available to property

Exterior

• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single family residence; One-story house
• Construction: Slab foundation
• Exterior features: Composition roof

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-22 ($-268/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (14.6% below list).
• Recommended offer: $239k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: amenities D, crime D-, employment F.
• 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.
• Zoned schools: Rancho Verde El (math 51% / reading 53%, grade C-, #742 of 4,322 statewide, top 19%, 661 students, 69% FRL); Resaca Middle (math 29% / reading 44%, grade F, #786 of 1,662 statewide, top 48%, 857 students, 77% FRL); Los Fresnos H S (math 41% / reading 55%, grade D, #571 of 1,632 statewide, top 36%, 3,272 students, 82% FRL) — zoned schools average 76% FRL vs 43% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 416 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).
• This rent runs 41% 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 $2k of loan paydown is wiped out by about $8k 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 208 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $239,206 (14.6% 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 208 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $323,248
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6999 Heritage Oaks Rd	0.19mi	3/2.5 (-1)	1,745 (-4%)	5mo	$309,900	$178	76
6914 Diamond Cove Drive Diamond Cove Dr	0.31mi	4/2.5	1,857 (+2%)	11mo	$360,000	$194	73
6969 Woodstock Dr	0.26mi	3/2.0 (-1)	1,820 (+0%)	9mo	$299,900	$165	73
6949 Diamond Cove Dr	0.39mi	4/2.5	1,957 (+8%)	14mo	$369,000	$189	57
5826 Hitching Post Blvd	0.71mi	4/3.5	1,960 (+8%)	4mo	$307,500	$157	47

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-47,325
• Equity at exit: $41,749

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-45,208
• Equity at exit: $24,209

Cash invested: $78,400 (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 78526

• Home prices YoY: -12.1%
• Rents YoY: 2.8%
• Active inventory: 416
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,392 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$327 /mo · $3,925/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-22

Break-even live

Break-even rent $2,420

Max offer price $276,054

Occupancy floor 96%

Sensitivity live

Price	-10% $136	-5% $57	+0% $-22	+5% $-102	+10% $-181
Rent	-10% $-211	-5% $-117	+0% $-22	+5% $72	+10% $167
Rate	-1.0pp $119	-0.5pp $49	base $-22	+0.5pp $-95	+1.0pp $-169

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6705 Garden Woods Ave Unit B Brownsville, TX	3.0	2.0	1350	$1,550	$1.15	15d	1	0.14mi
7073 Heritage Oak Dr Brownsville, TX	4.0	3.5	2204	$3,400	$1.54	45d	1	0.20mi
6978 Heritage Oak Dr Brownsville, TX	3.0	2.0	1476	$2,250	$1.52	23d	1	0.20mi
6861 Woodlands Ave Brownsville, TX	4.0	3.0	2135	$2,900	$1.36	45d	1	0.37mi
6601 Garden Woods Ave Brownsville, TX	3.0	2.0	1291	$1,600	$1.24	45d	1	0.39mi
6732 Stone Oak Brownsville, TX	3.0	2.0	1786	$2,300	$1.29	15d	1	0.49mi
5871 Greenwood Dr Brownsville, TX	3.0	2.5	1820	$1,950	$1.07	15d	1	0.50mi
6088 Rusty Nail Dr Brownsville, TX	3.0	2.0	2568	$2,150	$0.84	45d	1	0.57mi
5771 Greenwood Dr Brownsville, TX	3.0	2.0	1881	$1,950	$1.04	45d	1	0.59mi
1587 Pinion Dr Brownsville, TX	3.0	2.0	1226	$1,750	$1.43	45d	1	1.16mi
4951 Daffodil Dr Brownsville, TX	3.0	2.0	1498	$2,400	$1.60	45d	1	1.24mi
4951 Daffodil Dr Brownsville, TX	3.0	2.0	1498	$2,400	$1.60	23d	1	1.24mi
1315 Pinion Dr Brownsville, TX	3.0	2.0	1600	$1,950	$1.22	45d	1	1.35mi
1124 Sierra Grande Dr Brownsville, TX	3.0	2.0	1308	$1,599	$1.22	23d	1	1.50mi

Listing history 5 events

1. 2026-05-02
   status Pending
2. 2025-10-27
   price $279,999
3. 2025-10-03
   listed $287,000 Active
4. 2025-03-25
   price $299,000
5. 2024-12-02
   price $295,000

ⓘ 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: $3,925 · $327/mo
• Projected year-2 tax: $5,124 · $427/mo
• Expected delta: +$1,199/yr (+$100/mo · 30.6%)

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

Taxation est. · year 1

• Rental income: $28,705
• − Mortgage interest: −$15,684
• − Property taxes: −$3,925
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − Depreciation: −$8,145
• Taxable loss: −$5,042
• Est. tax savings @ 24.0%: +$1,210
• After-tax cash flow: $942/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): 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

-5.1% since first listed

5 events — show timeline

• 2026-05-02 Pending — RGVMLS
• 2025-10-27 Price Changed $279,999 RGVMLS
• 2025-10-03 Listed $287,000 RGVMLS
• 2025-03-25 Price Changed $299,000 RGVMLS
• 2024-12-02 Price Changed $295,000 RGVMLS

Property tax history

+11.7%/yr

Latest (2025): $3,925 · +5.7% YoY. Source: county tax records.