644 D St · Brownsville, TX 78520

$89,000

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 112 Days on market

Built 1973 2,341 sqft lot $116/sqft · 27% below area Est $121k · 27% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! Wood frame home with 3 bedrooms & 1 bathroom! Has 2 minisplits, ceilings fans, refrigerator and stove, laminate flooring through-out & painted kitchen cabinets! Close distance to downtown attractions, International bridges, UTRGV, restaurants, retails, local businesses & more! Call today for an appointment!

Key facts

• Laminate flooring
• Minisplits
• Ceiling fans

Tags

• WOOD FRAME HOME
• MINISPLITS
• CEILING FANS
• LAMINATE FLOORING
• PAINTED KITCHEN CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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-.
• 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.
• Market conditions: Rents rising fast (+11.4%/yr); 346 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% 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 34% of the median local income ($50k/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 $615 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 9789% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.59% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.42%
• DSCR: 2.13
• GRM: 5.2

CMA / ARV

• ARV (median comp): $121,429
• List price: $89,000
• Delta: -26.71%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.4%
• Equity multiple: 2.07×
• Total profit: $26,694
• Equity at exit: $13,270

10-year hold

• IRR: 35.2%
• Equity multiple: 5.04×
• Total profit: $100,644
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,417 high
• Mortgage (P&I): −$467
• Tax from tax record: −$88 /mo · $1,050/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $528

Break-even live

Break-even rent $749

Max offer price $89,000

Occupancy floor 58%

Sensitivity live

Price	-10% $578	-5% $553	+0% $528	+5% $503	+10% $478
Rent	-10% $416	-5% $472	+0% $528	+5% $584	+10% $640
Rate	-1.0pp $573	-0.5pp $551	base $528	+0.5pp $505	+1.0pp $481

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 E 3rd St Brownsville, TX	2.0	1.0	900	$1,275	$1.42	44d	1	0.32mi
221 E 3rd St Brownsville, TX	2.0	1.0	850	$1,325	$1.56	44d	1	0.32mi
634 E 6th St Apt 2 Brownsville, TX	2.0	1.0	713	$1,000	$1.40	44d	1	0.46mi
913 E Jefferson St Unit D Brownsville, TX	2.0	2.0	1052	$1,400	$1.33	21d	1	0.58mi
1234 E Jackson St Brownsville, TX	2.0	1.0	640	$800	$1.25	44d	1	0.80mi
230 W Jefferson St Brownsville, TX	2.0	1.0	840	$795	$0.95	44d	1	0.84mi
1900 W University Blvd #3012 Brownsville, TX	2.0	2.0	980	$1,000	$1.02	44d	1	0.84mi
1900 W University Blvd Brownsville, TX	2.0	1.0	950	$1,300	$1.37	44d	1	0.84mi
1800 Palm Blvd Unit 101 Brownsville, TX	2.0	1.0	575	$1,050	$1.83	44d	1	1.18mi

Listing history 10 events

1. 2026-06-03
   statusdays on market $89,000 Pending 112 DOM
2. 2026-06-02
   days on market $89,000 Active 111 DOM
3. 2026-06-01
   days on market $89,000 Active 110 DOM
4. 2026-05-31
   days on market $89,000 Active 109 DOM
5. 2026-05-30
   days on market $89,000 Active 108 DOM
6. 2026-03-28
   listed $900
7. 2026-02-11
   listed $89,000 Active 356-char remark

   Show marketing remark (356 chars)

   Great investment opportunity! Wood frame home with 3 bedrooms & 1 bathroom! Has 2 minisplits, ceilings fans, refrigerator and stove, laminate flooring through-out & painted kitchen cabinets! Close distance to downtown attractions, International bridges, UTRGV, restaurants, retails, local businesses & more! Call today for an appointment!

8. 2021-11-19
   soldstatus
9. 2021-04-09
   soldstatus
10. 2021-04-01
    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: $1,050 · $88/mo
• Projected year-2 tax: $1,629 · $136/mo
• Expected delta: +$578/yr (+$48/mo · 55.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $17,001
• − Mortgage interest: −$4,985
• − Property taxes: −$1,050
• − Insurance: −$445
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$2,589
• Taxable income: $5,211
• Est. tax owed @ 24.0%: −$1,251
• After-tax cash flow: $5,084/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): 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

5 events — show timeline

• 2026-03-28 Listed for Rent $900 RGVMLS
• 2026-02-11 Listed $89,000 RGVMLS
• 2021-11-19 Sold (Public Records) — Public Records
• 2021-04-09 Sold (Public Records) — Public Records
• 2021-04-01 Sold (Public Records) — Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,050 · +9.2% YoY. Source: county tax records.