1909 Rosedal Dr · Brownsville, TX 78521

$109,000

2 bd · 1.0 ba · 858 sqft · SingleFamily public records · 20 Days on market

Built 1993 5,000 sqft lot $127/sqft · at area comps Est $108k · at est.

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +6.9/15.0
• 1% rule +6.4/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready home featuring 858 living sq ft, tile flooring throughout, and a practical layout designed for easy maintenance. This property includes a covered carport, concrete driveway, gated front access, and a fenced yard for added privacy. Situated on a 5,000 sq ft lot in an established Brownsville neighborhood, this home offers a great opportunity for a first-time buyer, downsizer, or investor looking for a solid rental property. Conveniently located with access to nearby schools, shopping, and main roads. Schedule your showing today.

Key facts

• Gated front access
• Fenced yard
• Covered carport

Tags

• TILE FLOORING
• COVERED CARPORT
• CONCRETE DRIVEWAY
• GATED FRONT ACCESS
• FENCED YARD
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 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: Aiken El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 570 students, 98% FRL); Besteiro Middle (math 14% / reading 28%, grade F, #1,387 of 1,662 statewide, top 85%, 575 students, 98% 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); 366 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 33% 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 $754 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,365 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.15%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $107,609
• List price: $109,000
• Delta: 1.29%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3013 Alameda Dr	0.21mi	3/1.0 (+1)	888 (+4%)	13mo	$90,000	$101	69

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $3,724
• Equity at exit: $16,252

10-year hold

• IRR: 16.9%
• Equity multiple: 2.71×
• Total profit: $52,194
• Equity at exit: $9,424

Cash invested: $30,520 (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: $1,239 high
• Mortgage (P&I): −$572
• Tax from tax record: −$129 /mo · $1,550/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $233

Break-even live

Break-even rent $945

Max offer price $109,000

Occupancy floor 76%

Sensitivity live

Price	-10% $294	-5% $264	+0% $233	+5% $202	+10% $171
Rent	-10% $135	-5% $184	+0% $233	+5% $282	+10% $331
Rate	-1.0pp $288	-0.5pp $260	base $233	+0.5pp $204	+1.0pp $176

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5824 Southmost Rd Unit 132 Brownsville, TX	3.0	1.5	1100	$995	$0.90	45d	1	0.27mi
1919 Taxco Dr Brownsville, TX	3.0	1.0	1024	$1,300	$1.27	22d	1	0.43mi
4995 Alexa Rd Unit B Brownsville, TX	3.0	2.0	1063	$1,750	$1.65	45d	1	0.46mi
2150 Minnesota Ave Brownsville, TX	1.0–2.0	1.0	782	$990	$1.27	45d	1	0.65mi
1898 Morningside Rd Unit 4 Brownsville, TX	2.0	1.0	756	$800	$1.06	45d	1	0.93mi
1010 Apollo Ave Unit 13 Brownsville, TX	2.0	1.0	800	$795	$0.99	45d	1	1.30mi

Listing history 5 events

1. 2026-05-04
   status Active
2. 2026-04-30
   status Pending
3. 2026-04-05
   listed $109,000 Active
4. 2015-01-22
   soldstatus
5. 1985-05-01
   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: $1,550 · $129/mo
• Projected year-2 tax: $1,995 · $166/mo
• Expected delta: +$444/yr (+$37/mo · 28.7%)

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

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 · 27 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: $14,870
• − Mortgage interest: −$6,106
• − Property taxes: −$1,550
• − Insurance: −$545
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$3,171
• Taxable income: $1,119
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,524/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 — 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

5 events — show timeline

• 2026-05-04 Relisted — RGVMLS
• 2026-04-30 Pending — RGVMLS
• 2026-04-05 Listed $109,000 RGVMLS
• 2015-01-22 Sold (Public Records) — Public Records
• 1985-05-01 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,550 · -10.2% YoY. Source: county tax records.