3005 Old Alice Rd Unit 700A · Brownsville, TX 78521

$129,000

2 bd · 1.0 ba · 1,003 sqft · Condo · 27 Days on market

Built 1974 Fair condition

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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 +11.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Schools +2.2/10.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE UNIT BEING RENTED 2 bed 1 bath remodeled. GOOD FOR AN INVESTOR RENT at the moment is $1100.

Key facts

• Refreshing pool
• Community amenities
• First floor

Tags

• FIRST FLOOR
• COMMUNITY AMENITIES
• REFRESHING POOL
• EASY ACCESS TO RESTAURANTS
• EASY ACCESS TO GROCERY STORES

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee

Exterior

• Utilities: Public sewer
• Home design: Residential condominium; Single-story; Slab foundation
• Construction: Composition roof
• Exterior features: Covered patio/porch; In-ground pool

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric water heater; Tile flooring; Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $129k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-35 ($-423/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• 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: 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: Martin El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 438 students, 88% FRL); Oliveira Middle (math 23% / reading 37%, grade F, #1,056 of 1,662 statewide, top 65%, 802 students, 94% FRL); Hanna Early College H S (math 24% / reading 49%, grade F, #924 of 1,632 statewide, top 57%, 2,246 students, 88% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 366 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 40% 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 $892 of loan paydown is wiped out by about $4k 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 27 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: 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 $127,065 (1.5% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.14% ✓
• Cap rate: 5.96%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.58×
• Total profit: $-15,194
• Equity at exit: $19,234

10-year hold

• IRR: 5.8%
• Equity multiple: 1.55×
• Total profit: $19,985
• Equity at exit: $11,154

Cash invested: $36,120 (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 78521

• Home prices YoY: -26.0%
• Rents YoY: 8.2%
• Active inventory: 366
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA est. from 1 same-building comp: −$302
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-35

Break-even live

Break-even rent $1,511

Max offer price $123,896

Occupancy floor 97%

Sensitivity live

Price	-10% $54	-5% $9	+0% $-35	+5% $-80	+10% $-124
Rent	-10% $-151	-5% $-93	+0% $-35	+5% $23	+10% $81
Rate	-1.0pp $30	-0.5pp $-2	base $-35	+0.5pp $-69	+1.0pp $-103

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3500 Old Alice Rd Unit 1100 H Brownsville, TX	2.0	1.0	1005	$1,500	$1.49	45d	1	0.04mi
375 Media Luna Rd Brownsville, TX	1.0–3.0	1.0–2.0	940	$1,202	$1.28	15d	2	0.21mi
401 Jose Marti Blvd Brownsville, TX	1.0	1.5	711	$1,200	$1.69	23d	1	0.38mi
441 Jose Marti Blvd Brownsville, TX	1.0	1.5	750	$2,000	$2.67	45d	1	0.46mi
745 Media Luna Rd Unit SANTANDER Brownsville, TX	1.0	1.5	800	$1,400	$1.75	45d	1	0.54mi
745 Media Luna Rd Unit SEVILLA Brownsville, TX	1.0	1.5	800	$1,400	$1.75	23d	1	0.54mi
95 Poinciana Dr Brownsville, TX	1.0–3.0	1.5–2.0	1130	$2,075	$1.84	45d	2	0.60mi
95 Poinciana Dr Brownsville, TX	2.0–3.0	2.0	1218	$1,500	$1.23	15d	2	0.60mi
714 Continental Dr #3 Brownsville, TX	3.0	2.5	1482	$2,400	$1.62	45d	1	0.63mi
801 Continental Dr #3 Brownsville, TX	1.0	1.0	986	$1,225	$1.24	23d	1	0.65mi
2100 W San Marcelo Blvd Brownsville, TX	2.0–3.0	2.0–2.5	1069	$1,450	$1.36	45d	2	0.68mi
2901 Central Blvd Unit 202 Brownsville, TX	2.0	2.0	1176	$1,400	$1.19	23d	1	0.74mi
2100 W San Marcelo Blvd Apt 185 Brownsville, TX	2.0	2.0	1024	$1,500	$1.46	23d	1	0.76mi
2425 Barnard Rd Brownsville, TX	1.0–2.0	1.0–2.0	886	$1,165	$1.31	15d	12	0.77mi
460 Gilson Rd Unit 2 Brownsville, TX	2.0	1.0	850	$875	$1.03	23d	1	0.77mi
2425 Barnard Rd Unit ujnit 1-A Brownsville, TX	3.0	1.5	1300	$1,600	$1.23	45d	1	0.78mi
2425 Barnard Rd Unit A-13 Brownsville, TX	2.0	2.0	1137	$1,250	$1.10	45d	1	0.78mi
625 Habana St Brownsville, TX	1.0	1.0	700	$900	$1.29	23d	1	0.82mi
424 Gilson Rd Brownsville, TX	3.0	2.0	1399	$1,500	$1.07	45d	1	0.83mi
402 Champions Dr Brownsville, TX	2.0	1.5	814	$1,300	$1.60	23d	1	0.92mi
142 Country Club Rd Brownsville, TX	3.0	2.5	1460	$1,800	$1.23	45d	1	0.96mi
10 Country Club Rd Unit A Brownsville, TX	2.0	2.0	1200	$1,450	$1.21	45d	1	1.00mi
11 Country Club Rd Brownsville, TX	2.0	2.0	1200	$1,600	$1.33	23d	1	1.01mi
2393 McAllen Rd Unit D1-7 Brownsville, TX	2.0	1.5	1040	$1,400	$1.35	23d	1	1.04mi
801 Tropical Dr Unit 3 Brownsville, TX	2.0	1.5	1000	$1,500	$1.50	45d	1	1.11mi
1617 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1179	$1,900	$1.61	23d	1	1.14mi
184 Stars Ave Unit 7 Brownsville, TX	3.0	2.0	1450	$1,900	$1.31	23d	1	1.16mi
1618 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1073	$1,700	$1.58	45d	1	1.16mi
42 Fairway Dr Brownsville, TX	2.0	2.0	1300	$2,500	$1.92	23d	1	1.19mi
1604 Yale Ave Brownsville, TX	3.0	1.0	1316	$1,800	$1.37	23d	1	1.21mi
1405 Harvard Ave Brownsville, TX	3.0	2.0	1426	$1,700	$1.19	45d	1	1.22mi
605 Paredes Line Rd Brownsville, TX	2.0	1.5	900	$875	$0.97	45d	1	1.34mi
1904 Central Blvd Brownsville, TX	1.0–3.0	1.0–2.0	1046	$888	$0.85	45d	9	1.34mi
2700 Farm to Market Road 802 Brownsville, TX	1.0–3.0	1.0–2.0	990	$1,658	$1.67	15d	8	1.35mi
1653 W San Marcelo Blvd Brownsville, TX	3.0	2.0	1212	$1,700	$1.40	23d	1	1.48mi
3055 El Paso Rd Unit H-1 Brownsville, TX	2.0	2.0	900	$1,050	$1.17	45d	1	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-22
   days on market $129,000 Active 27 DOM
2. 2026-06-18
   days on market $129,000 Active 24 DOM
3. 2026-06-17
   days on market $129,000 Active 23 DOM
4. 2026-06-16
   days on market $129,000 Active 22 DOM
5. 2026-06-15
   days on market $129,000 Active 21 DOM
6. 2026-06-14
   days on market $129,000 Active 19 DOM
7. 2026-06-13
   days on market $129,000 Active 18 DOM
8. 2026-06-10
   days on market $129,000 Active 16 DOM
9. 2026-06-09
   days on market $129,000 Active 15 DOM
10. 2026-06-08
    days on market $129,000 Active 14 DOM
11. 2026-06-07
    days on market $129,000 Active 13 DOM
12. 2026-06-05
    days on market $129,000 Active 10 DOM
13. 2026-06-03
    days on market $129,000 Active 9 DOM
14. 2026-06-02
    days on market $129,000 Active 8 DOM
15. 2026-06-01
    days on market $129,000 Active 7 DOM
16. 2026-05-31
    days on market $129,000 Active 6 DOM
17. 2026-05-30
    days on market $129,000 Active 5 DOM
18. 2026-05-22
    listed $129,000 Active
19. 2024-10-18
    soldstatus Closed 96-char remark

    Show marketing remark (96 chars)

    NICE UNIT BEING RENTED 2 bed 1 bath remodeled. GOOD FOR AN INVESTOR RENT at the moment is $1100.

20. 2024-09-26
    status Pending 96-char remark

    Show marketing remark (96 chars)

    NICE UNIT BEING RENTED 2 bed 1 bath remodeled. GOOD FOR AN INVESTOR RENT at the moment is $1100.

21. 2024-09-17
    price $109,000 96-char remark

    Show marketing remark (96 chars)

    NICE UNIT BEING RENTED 2 bed 1 bath remodeled. GOOD FOR AN INVESTOR RENT at the moment is $1100.

22. 2024-09-10
    price $113,000 96-char remark

    Show marketing remark (96 chars)

    NICE UNIT BEING RENTED 2 bed 1 bath remodeled. GOOD FOR AN INVESTOR RENT at the moment is $1100.

23. 2024-08-08
    listed $115,000 Active 96-char remark

    Show marketing remark (96 chars)

    NICE UNIT BEING RENTED 2 bed 1 bath remodeled. GOOD FOR AN INVESTOR RENT at the moment is $1100.

24. 2022-02-18
    soldstatus 127-char remark

    Show marketing remark (127 chars)

    Must see this beautiful condo, fully updated. Excellent location, closed to shopping centers, walking distance to Sunrise Mall.

25. 2021-12-29
    listed $108,000 127-char remark

    Show marketing remark (127 chars)

    Must see this beautiful condo, fully updated. Excellent location, closed to shopping centers, walking distance to Sunrise Mall.

ⓘ 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 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,593
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − HOA: −$3,624
• − Depreciation: −$3,753
• Taxable loss: −$2,404
• Est. tax savings @ 24.0%: +$577
• After-tax cash flow: $154/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 · 1 photo

Fair 40/100 Moderate rehab

This 2-bedroom, 1-bath condo requires significant repairs and maintenance to improve its condition and value. Immediate attention to the exterior siding, interior walls, and landscaping is recommended.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major interior walls — Significant peeling paint
• Major landscaping — Overgrown bushes need trimming

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both trim landscaping — Well-maintained landscaping improves curb appeal and property value
• Both repair exterior siding — Fresh siding and paint improve the home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
interior walls · Significant peeling paint	Major	$15,000–50,000
landscaping · Overgrown bushes need trimming	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both trim landscaping — Well-maintained landscaping improves curb appeal and property value ↑
• Both repair exterior siding — Fresh siding and paint improve the home's appearance and value ↑

ⓘ 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: 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 — 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): 87,380
• Household income: $44,509
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 2682.0

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 (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%

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

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

+19.4% since first listed

8 events — show timeline

• 2026-05-22 Listed $129,000 RGVMLS
• 2024-10-18 Sold (MLS) — RGVMLS
• 2024-09-26 Pending — RGVMLS
• 2024-09-17 Price Changed $109,000 RGVMLS
• 2024-09-10 Price Changed $113,000 RGVMLS
• 2024-08-08 Listed $115,000 RGVMLS
• 2022-02-18 Sold (MLS) — RGVMLS
• 2021-12-29 Listed $108,000 RGVMLS