7354 St Catherine Dr · Brownsville, TX 78520

$325,000

3 bd · 2.5 ba · 1,765 sqft · SingleFamily · 15 Days on market

Built 2026 Excellent condition 6,045 sqft lot

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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 +14.5/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Condition / age +5.0/5.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Another Beautiful Home Built by LPZ DREAM BUILDERS LLC is For Sale Now! Stunning home is located In very desirable neighborhood/area with convenient access to major roads, shopping centers, and schools. It features a large kitchen with plenty of cabinet space, granite countertops, pantry, and a large center island open to the living and dining areas. This home also has large windows that look out to the backyard and allow for great natural lightning, a large laundry room , 3 bedrooms and 2.5 baths including large master bedroom with a walk-in closet, a 2 car garage and a spacious backyard. Property is still under construction and will be finished by middle of July.

Key facts

• Pantry
• Large windows
• Natural lighting

Tags

• LARGE KITCHEN
• GRANITE COUNTERTOPS
• PANTRY
• CENTER ISLAND
• LARGE WINDOWS
• NATURAL LIGHTING

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; New construction; Single-story
• Construction: Stone and stucco construction; Slab foundation
• Exterior features: Composition roof; Located in Lago Vista subdivision

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Electric water heater; Tile flooring; Ceiling fans; Central air conditioning; Central electric heating; Smoke detectors

🏗️ New construction. The $325,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $291,225.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $325k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $62 ($741/yr) — positive.
• To cash-flow at today's rent, offer at most $300k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (19.2% below list).
• Recommended offer: $263k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• 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: Villareal El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 465 students, 78% 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 79% FRL vs 43% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+11.4%/yr); 346 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $2,626/mo this rent would consume 63% of the median local household income ($50k/yr) (locally 1800% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 15 days — a 2% lower offer ($320k) 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,577 (19.2% 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. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $291,225
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7208 Dominica Dr	0.33mi	4/2.5 (+1)	1,781 (+1%)	5mo	$280,000	$157	74
8830 Wentz Lk	0.71mi	3/2.5	1,847 (+5%)	0mo	$305,000	$165	59

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: -9.4%
• Equity multiple: 0.64×
• Total profit: $-29,341
• Equity at exit: $43,423

10-year hold

• IRR: 5.8%
• Equity multiple: 1.53×
• Total profit: $42,835
• Equity at exit: $25,180

Cash invested: $81,543 (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 78520

• Home prices YoY: -19.8%
• Rents YoY: 11.4%
• Active inventory: 346
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,626 high
• Mortgage (P&I): −$1,527
• Tax est. 1.5%: −$364 /mo · $4,368/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $62

Break-even live

Break-even rent $2,548

Max offer price $291,225

Occupancy floor 93%

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: $72,806
• Closing costs: $8,737
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7180 Dominica Dr Brownsville, TX	4.0	4.0	2287	$3,400	$1.49	21d	1	0.25mi
7425 Lake Havasu Brownsville, TX	3.0	2.0	1786	$2,700	$1.51	21d	1	0.76mi
7425 Lake Havasu Brownsville, TX	3.0	2.0	1786	$2,700	$1.51	13d	1	0.76mi
7072 Lago Vista Blvd Brownsville, TX	3.0	3.0	2473	$3,200	$1.29	21d	1	0.79mi
6919 Blue Spruce St Brownsville, TX	3.0	2.0	1451	$1,750	$1.21	43d	1	1.13mi
6654 Pino Azul Brownsville, TX	3.0	2.0	1433	$1,900	$1.33	43d	1	1.24mi

Listing history 12 events

1. 2026-06-18
   days on market $325,000 Active 15 DOM
2. 2026-06-17
   days on market $325,000 Active 14 DOM
3. 2026-06-16
   days on market $325,000 Active 13 DOM
4. 2026-06-15
   days on market $325,000 Active 12 DOM
5. 2026-06-14
   days on market $325,000 Active 10 DOM
6. 2026-06-13
   days on market $325,000 Active 9 DOM
7. 2026-06-10
   days on market $325,000 Active 7 DOM
8. 2026-06-09
   days on market $325,000 Active 6 DOM
9. 2026-06-08
   days on market $325,000 Active 5 DOM
10. 2026-06-07
    days on market $325,000 Active 4 DOM
11. 2026-06-05
    remarks 673-char remark
12. 2026-06-05
    listed $325,000 Active 1 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 · 26 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: $31,509
• − Mortgage interest: −$16,313
• − Property taxes: −$4,368
• − Insurance: −$1,456
• − Repairs & maintenance: −$2,521
• − Management: −$2,521
• − Depreciation: −$8,472
• Taxable loss: −$4,142
• Est. tax savings @ 24.0%: +$994
• After-tax cash flow: $1,735/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 · 8 photos

Excellent 100/100 None rehab

This home is under construction and will be finished by the middle of July. It is in excellent condition with new construction and no repairs needed. The highest-ROI updates would be to paint the interior and install flooring in the living areas.

Value-add opportunities

• Both Paint interior walls and trim — Freshly painted interior walls and trim will enhance the home's curb appeal and interior aesthetics, making it more attractive to potential buyers and renters.
• Both Install flooring in living areas — Replacing the concrete flooring with hardwood or tile flooring will improve the home's comfort and increase its value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Freshly painted interior walls and trim will enhance the home's curb appeal and interior aesthetics, making it more attractive to potential buyers and renters. ↑
• Both Install flooring in living areas — Replacing the concrete flooring with hardwood or tile flooring will improve the home's comfort and increase its value for both resale and rental. ↑

ⓘ 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
• County: Cameron County · 310,734 people
• City population: 212,132
• Metro: Brownsville-Harlingen, TX
• Population (ZIP): 64,740
• Household income: $50,116
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1800.0

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 44% White 6%
• Hispanic origin (detail): Mexican 88%
• Foreign-born: 26% · Canada
• Languages at home: 18% English-only · Spanish 82%

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: ▼ -52.91%
• Current HPI: 214.4335
• Rent YoY: ▲ 11.41%
• 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

1 event — show timeline

• 2026-06-03 Listed $325,000 RGVMLS