7033 Lake Almanor · Brownsville, TX 78520

$299,900

3 bd · 2.5 ba · 1,763 sqft · SingleFamily · 32 Days on market

Built 2026 Excellent condition 6,000 sqft lot Garage $170/sqft · at area comps Est $302k · at est. ↓ 5% since listing

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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 +12.2/30.0
• ARV discount +7.8/15.0
• Rent growth +5.0/5.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this stunning new construction home (2026) located in the highly desirable Summer Lakes Phase 2 subdivision. This beautifully designed residence offers 3 bedrooms, 2.5 bathrooms, and 1,763 sq. ft. of living space, featuring a modern open-concept layout perfect for today's lifestyle.

Key facts

• 6,000 sq ft lot
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-63 ($-756/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (15.2% below list).
• Recommended offer: $254k (15.2% below list) — sets the bar for 1% rule.

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); 438 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $2,544/mo this rent would consume 61% of the median local household income ($50k/yr) — 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 32 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Recommended offer $254,375 (15.2% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $302,012
• List price: $299,900
• Delta: 4.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7026 Lake Almanor Dr	0.04mi	3/2.5	1,757 (-0%)	17mo	$305,900	$174	84
7122 Lake Tahoe	0.08mi	3/2.5	1,750 (-1%)	15mo	$289,000	$165	83
8648 Verbena Ln	0.18mi	3/2.5	1,796 (+2%)	20mo	$275,000	$153	72
8830 Wentz Lk	0.40mi	3/2.5	1,847 (+5%)	2mo	$305,000	$165	72
8723 Ashford	0.38mi	3/2.5	1,815 (+3%)	9mo	$289,000	$159	70
8620 Verbena Ln	0.25mi	3/2.5	1,834 (+4%)	23mo	$295,000	$161	63
7121 Lake Tahoe	0.06mi	4/2.5 (+1)	1,927 (+9%)	21mo	$316,000	$164	59
8879 Wentz Lk	0.46mi	3/2.5	1,917 (+9%)	8mo	$309,000	$161	58
7208 Dominica Dr	0.69mi	4/2.5 (+1)	1,781 (+1%)	7mo	$280,000	$157	56
8867 Wentz Lk	0.48mi	3/2.5	1,835 (+4%)	20mo	$320,000	$174	54
7246 Lake Shasta	0.13mi	4/3.5 (+1)	2,027 (+15%)	19mo	$329,000	$162	44

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: -12.3%
• Equity multiple: 0.53×
• Total profit: $-39,126
• Equity at exit: $44,716

10-year hold

• IRR: 3.0%
• Equity multiple: 1.26×
• Total profit: $22,106
• Equity at exit: $25,930

Cash invested: $83,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 27 active · 18 under contract
• Months of supply: 162.0 mo (1%/mo absorbed)
• Median asking: $325,000 ($183/sqft)
• Median days on market: 59 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: -6.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78520

• Home prices YoY: -19.8%
• Rents YoY: 11.4%
• Active inventory: 438
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,544 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-63

Break-even live

Break-even rent $2,623

Max offer price $290,787

Occupancy floor 97%

Sensitivity live

Price	-10% $144	-5% $41	+0% $-63	+5% $-167	+10% $-270
Rent	-10% $-264	-5% $-163	+0% $-63	+5% $37	+10% $138
Rate	-1.0pp $88	-0.5pp $13	base $-63	+0.5pp $-141	+1.0pp $-220

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: $74,975
• Closing costs: $8,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7425 Lake Havasu Brownsville, TX	3.0	2.0	1786	$2,700	$1.51	70d	1	0.03mi
7425 Lake Havasu Brownsville, TX	3.0	2.0	1786	$2,700	$1.51	63d	1	0.03mi
7072 Lago Vista Blvd Brownsville, TX	3.0	3.0	2473	$3,200	$1.29	70d	1	0.58mi
7180 Dominica Dr Brownsville, TX	4.0	4.0	2287	$3,400	$1.49	70d	1	0.73mi

Property features AI

Finance

• Other: Directions: Going West on FM 1732, turn right into Summerhill Blvd, then right onto Lake Almanor — the house will be on the left.

Exterior

• Parking: Attached garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyResidential property
• Construction: Stucco exteriorSlab foundationHas home warranty
• Exterior features: Composition roofLot approximately 0.13 acresSubdivision: Summer Lakes Phase II

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heatingCentral air conditioningCeiling fans
• Interior features: Electric water heaterTile flooringCeiling fansCentral air conditioningCentral heating

Listing history 50 events

1. 2026-08-08
   days on market $299,900 Active 32 DOM
2. 2026-08-07
   days on market $299,900 Active 31 DOM
3. 2026-08-06
   days on market $299,900 Active 30 DOM
4. 2026-08-05
   days on market $299,900 Active 29 DOM
5. 2026-08-04
   days on market $299,900 Active 28 DOM
6. 2026-08-03
   days on market $299,900 Active 27 DOM
7. 2026-07-31
   days on market $299,900 Active 24 DOM
8. 2026-07-30
   days on market $299,900 Active 23 DOM
9. 2026-07-29
   days on market $299,900 Active 22 DOM
10. 2026-07-27
    days on market $299,900 Active 20 DOM
11. 2026-07-25
    days on market $299,900 Active 18 DOM
12. 2026-07-24
    days on market $299,900 Active 17 DOM
13. 2026-07-23
    days on market $299,900 Active 16 DOM
14. 2026-07-22
    days on market $299,900 Active 15 DOM
15. 2026-07-21
    days on market $299,900 Active 14 DOM
16. 2026-07-18
    days on market $299,900 Active 11 DOM
17. 2026-07-16
    days on market $299,900 Active 9 DOM
18. 2026-07-16
    days on market $299,900 Active 8 DOM
19. 2026-07-14
    days on market $299,900 Active 7 DOM
20. 2026-07-13
    days on market $299,900 Active 6 DOM
21. 2026-07-12
    days on market $299,900 Active 5 DOM
22. 2026-07-11
    days on market $299,900 Active 4 DOM
23. 2026-07-10
    days on market $299,900 Active 3 DOM
24. 2026-07-09
    days on market $299,900 Active 2 DOM
25. 2026-07-07
    pricedays on marketlisting id $299,900 Active 1 DOM
26. 2026-07-06
    days on market $315,000 Active 53 DOM
27. 2026-07-05
    days on market $315,000 Active 52 DOM
28. 2026-07-04
    days on market $315,000 Active 51 DOM
29. 2026-07-03
    days on market $315,000 Active 50 DOM
30. 2026-07-02
    days on market $315,000 Active 49 DOM
31. 2026-07-01
    days on market $315,000 Active 48 DOM
32. 2026-06-30
    days on market $315,000 Active 47 DOM
33. 2026-06-29
    days on market $315,000 Active 46 DOM
34. 2026-06-28
    days on market $315,000 Active 45 DOM
35. 2026-06-28
    days on market $315,000 Active 44 DOM
36. 2026-06-27
    days on market $315,000 Active 43 DOM
37. 2026-06-25
    days on market $315,000 Active 41 DOM
38. 2026-06-23
    days on market $315,000 Active 39 DOM
39. 2026-06-21
    days on market $315,000 Active 38 DOM
40. 2026-06-18
    days on market $315,000 Active 35 DOM
41. 2026-06-17
    days on market $315,000 Active 34 DOM
42. 2026-06-16
    days on market $315,000 Active 33 DOM
43. 2026-06-15
    days on market $315,000 Active 32 DOM
44. 2026-06-14
    days on market $315,000 Active 30 DOM
45. 2026-06-13
    days on market $315,000 Active 29 DOM
46. 2026-06-10
    days on market $315,000 Active 27 DOM
47. 2026-06-09
    days on market $315,000 Active 26 DOM
48. 2026-06-08
    days on market $315,000 Active 25 DOM
49. 2026-06-07
    days on market $315,000 Active 24 DOM
50. 2026-06-05
    days on market $315,000 Active 21 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,525
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,442
• − Management: −$2,442
• − Depreciation: −$8,724
• Taxable loss: −$5,880
• Est. tax savings @ 24.0%: +$1,411
• After-tax cash flow: $656/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 · 6 photos

Excellent 100/100 None rehab

This stunning new construction home in Summer Lakes Phase 2 is move-in ready with modern design and excellent condition.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home devices — Improves convenience and marketability ↑
• Both Add smart thermostat — Enhances comfort and energy efficiency ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Villareal El F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Resaca Middle F TX #786/1,662 Nat'l #7,065/14,009 High Los Fresnos H S D TX #571/1,632 Nat'l #6,224/17,239

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

B Composite livability gradescore 79/100

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

• County: Cameron County · 441,603 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Directions: Going West on FM 1732, turn right into Summerhill Blvd, then right onto Lake Almanor — the house will be on the left.

Exterior

• Parking: Attached garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyResidential property
• Construction: Stucco exteriorSlab foundationHas home warranty
• Exterior features: Composition roofLot approximately 0.13 acresSubdivision: Summer Lakes Phase II

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heatingCentral air conditioningCeiling fans
• Interior features: Electric water heaterTile flooringCeiling fansCentral air conditioningCentral heating

Price history

-4.8% since first listed

2 events — show timeline

• 2026-07-07 Price Changed $299,900 RGVMLS
• 2026-07-07 Listed $315,000 RGVMLS