327 Couch Rd · Brownsville, TX 78575

$2,249,000

None bd · None ba · 19,560 sqft · MultiFamily · 178 Days on market

Built 2015 Good condition 0.82 ac lot

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Why this score? — see what drove the C 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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +2.3/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 20 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

20 unit complex. 5 buildings each with 4 units. All units are 2 bedroom 2 bath just under 1000 sq ft each. Complex is 100 per cent rented, perfect investment property, must see!

Key facts

• 0.82 acre lot
• 40 parking spots
• Built 2015

What this means for you Summary

Snapshot

• This is a 20 × 2-bed/2-bath units multifamily listed at $2.25M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive. Per door: $172/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $2.25M).
• Recommended offer: $1.98M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.0% 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: 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: 75 active listings in the ZIP; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $16k of loan paydown is wiped out by about $67k 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 178 days — a 12% lower offer ($1.98M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,979,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-144,437
• Equity at exit: $335,333

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $158,516
• Equity at exit: $194,452

Cash invested: $629,720 (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 78575

• Home prices YoY: -2.2%
• Active inventory: 75
• Price-to-rent: 155.9×

Monthly cashflow live

• Estimated rent: $24,039 medium
• Mortgage (P&I): −$11,794
• Tax est. 1.5%: −$2,811 /mo · $33,735/yr
• Insurance: −$937
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,048
• Net cashflow: $3,448

Break-even live

Break-even rent $19,674

Max offer price $2,249,000

Occupancy floor 81%

Sensitivity live

Price	-10% $5,003	-5% $4,226	+0% $3,448	+5% $2,671	+10% $1,894
Rent	-10% $1,549	-5% $2,499	+0% $3,448	+5% $4,398	+10% $5,348
Rate	-1.0pp $4,581	-0.5pp $4,020	base $3,448	+0.5pp $2,866	+1.0pp $2,273

20-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 20× units	2	2	$24,040
Total (20 units)			$24,039

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: $562,250
• Closing costs: $67,470
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $2,249,000 Active 178 DOM
2. 2026-06-18
   days on market $2,249,000 Active 175 DOM
3. 2026-06-17
   days on market $2,249,000 Active 174 DOM
4. 2026-06-16
   days on market $2,249,000 Active 173 DOM
5. 2026-06-15
   days on market $2,249,000 Active 172 DOM
6. 2026-06-14
   days on market $2,249,000 Active 170 DOM
7. 2026-06-13
   days on market $2,249,000 Active 169 DOM
8. 2026-06-10
   days on market $2,249,000 Active 167 DOM
9. 2026-06-09
   days on market $2,249,000 Active 166 DOM
10. 2026-06-08
    days on market $2,249,000 Active 165 DOM
11. 2026-06-07
    days on market $2,249,000 Active 164 DOM
12. 2026-06-05
    days on market $2,249,000 Active 161 DOM
13. 2026-06-03
    days on market $2,249,000 Active 160 DOM
14. 2026-06-02
    days on market $2,249,000 Active 159 DOM
15. 2026-06-01
    days on market $2,249,000 Active 158 DOM
16. 2026-05-31
    days on market $2,249,000 Active 157 DOM
17. 2026-05-30
    days on market $2,249,000 Active 156 DOM
18. 2026-04-06
    status Active 177-char remark

    Show marketing remark (177 chars)

    20 unit complex. 5 buildings each with 4 units. All units are 2 bedroom 2 bath just under 1000 sq ft each. Complex is 100 per cent rented, perfect investment property, must see!

19. 2025-12-26
    listed $2,249,000 Active 156-char remark

    Show marketing remark (156 chars)

    20 unit complex. 5 buildings each with 4 units. All units are 2 bedroom 2 bath just under 1000 sq ft each. Complex is perfect investment property, Must See!

20. 2025-07-21
    status Active 177-char remark

    Show marketing remark (177 chars)

    20 unit complex. 5 buildings each with 4 units. All units are 2 bedroom 2 bath just under 1000 sq ft each. Complex is 100 per cent rented, perfect investment property, must see!

21. 2025-04-07
    historical Active Under Contract 177-char remark

    Show marketing remark (177 chars)

    20 unit complex. 5 buildings each with 4 units. All units are 2 bedroom 2 bath just under 1000 sq ft each. Complex is 100 per cent rented, perfect investment property, must see!

22. 2024-11-13
    listed $2,299,900 Active 177-char remark

    Show marketing remark (177 chars)

    20 unit complex. 5 buildings each with 4 units. All units are 2 bedroom 2 bath just under 1000 sq ft each. Complex is 100 per cent rented, perfect investment property, must see!

23. 2024-09-11
    historical $1,200
24. 2024-05-29
    listed $1,200
25. 2024-04-28
    historical $1,200
26. 2024-02-06
    listed $1,200

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $288,468
• − Mortgage interest: −$125,979
• − Property taxes: −$33,735
• − Insurance: −$11,245
• − Repairs & maintenance: −$23,077
• − Management: −$23,077
• − Depreciation: −$65,425
• Taxable income: $5,929
• Est. tax owed @ 24.0%: −$1,423
• After-tax cash flow: $39,959/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 · 12 photos

Good 80/100 Cosmetic rehab

This 20-unit complex is in good condition with minimal repairs needed. Upgrades in paint, kitchen, landscaping, HVAC, and smart home features can significantly increase its value and attract more renters and buyers.

Value-add opportunities

• Both Painting and minor touch-ups throughout the units — Fresh paint can enhance the appearance and appeal of the property, attracting both buyers and renters.
• Both Upgrading countertops and backsplash in the kitchen — Modernizing the kitchen can increase the property's value and attract more renters.
• Both Landscaping improvements around the units — Enhancing the landscaping can improve the curb appeal and attract more renters.
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more renters and buyers.
• Both Adding smart home features — Smart home features can increase the property's appeal and attract more renters and buyers.
• Both Upgrading the exterior lighting — Upgrading exterior lighting can improve safety and curb appeal, attracting more renters and buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting and minor touch-ups throughout the units — Fresh paint can enhance the appearance and appeal of the property, attracting both buyers and renters. ↑
• Both Upgrading countertops and backsplash in the kitchen — Modernizing the kitchen can increase the property's value and attract more renters. ↑
• Both Landscaping improvements around the units — Enhancing the landscaping can improve the curb appeal and attract more renters. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more renters and buyers. ↑
• Both Adding smart home features — Smart home features can increase the property's appeal and attract more renters and buyers. ↑
• Both Upgrading the exterior lighting — Upgrading exterior lighting can improve safety and curb appeal, attracting more renters and buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 212,132
• Population (ZIP): 4,728

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 (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 36% White 19% Asian 3%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 28% · Canada, China, Dominican Republic
• Languages at home: 27% English-only · Spanish 70% Chinese 1% Other Indo-European 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: ▼ -5.34%
• Current HPI: 240.4582
• Rent YoY: —
• Metro: —
• 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

+187316.7% since first listed

9 events — show timeline

• 2026-04-06 Relisted — SPIBOR
• 2025-12-26 Listed $2,249,000 RGVMLS
• 2025-07-21 Relisted — SPIBOR
• 2025-04-07 Contingent — SPIBOR
• 2024-11-13 Listed $2,299,900 SPIBOR
• 2024-09-11 Rental Removed $1,200 RGVMLS
• 2024-05-29 Listed for Rent $1,200 RGVMLS
• 2024-04-28 Rental Removed $1,200 RGVMLS
• 2024-02-06 Listed for Rent $1,200 RGVMLS