7792 Palmae Dr · Brownsville, TX 78521

$195,000

3 bd · 2.0 ba · 1,156 sqft · SingleFamily public records · 544 Days on market

Built 2024 $169/sqft · 23% below area Est $250k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.4/30.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AFFORTABLE HOUSING IN BROWNSVILLE, TX! 3-BEDROOM, 2-BATHROOM NEW CONSTRUCTION FEATURING HIGH CEILINGS, RECESSED LIGHTING, SLEEK QUARTZ COUNTERS, ALL TILE FLOORS AND INDOOR LAUNDRY SPACE. HOME SITS ON SPACIOUS LOT!! HOME IS COMPLETED AND MOVE IN READY

Key facts

• Built 2024
• Listed 544 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (23.9% below list).
• Recommended offer: $148k (23.9% 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.
• 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: Palm Grove El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 305 students, 97% 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; 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 $1k of loan paydown is wiped out by about $6k 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 544 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,479 (23.9% 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 544 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 10.9

CMA / ARV

• ARV (median comp): $250,100
• List price: $195,000
• Delta: -22.03%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.9%
• Equity multiple: 0.27×
• Total profit: $-39,634
• Equity at exit: $29,075

10-year hold

• IRR: -4.3%
• Equity multiple: 0.65×
• Total profit: $-19,057
• Equity at exit: $16,860

Cash invested: $54,600 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,485 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$320 /mo · $3,835/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-250

Break-even live

Break-even rent $1,802

Max offer price $150,758

Occupancy floor —

Sensitivity live

Price	-10% $-140	-5% $-195	+0% $-250	+5% $-306	+10% $-361
Rent	-10% $-368	-5% $-309	+0% $-250	+5% $-192	+10% $-133
Rate	-1.0pp $-152	-0.5pp $-201	base $-250	+0.5pp $-301	+1.0pp $-352

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $195,000 Active 544 DOM
2. 2026-06-18
   days on market $195,000 Active 541 DOM
3. 2026-06-17
   days on market $195,000 Active 540 DOM
4. 2026-06-16
   days on market $195,000 Active 539 DOM
5. 2026-06-15
   days on market $195,000 Active 538 DOM
6. 2026-06-14
   days on market $195,000 Active 536 DOM
7. 2026-06-13
   days on market $195,000 Active 535 DOM
8. 2026-06-10
   days on market $195,000 Active 533 DOM
9. 2026-06-09
   days on market $195,000 Active 532 DOM
10. 2026-06-09
    days on market $195,000 Active 531 DOM
11. 2026-06-07
    days on market $195,000 Active 530 DOM
12. 2026-06-05
    days on market $195,000 Active 527 DOM
13. 2026-06-03
    days on market $195,000 Active 526 DOM
14. 2026-06-02
    days on market $195,000 Active 525 DOM
15. 2026-06-01
    days on market $195,000 Active 524 DOM
16. 2026-05-31
    days on market $195,000 Active 523 DOM
17. 2026-05-30
    days on market $195,000 Active 522 DOM
18. 2025-09-30
    soldstatus Closed 250-char remark

    Show marketing remark (250 chars)

    AFFORTABLE HOUSING IN BROWNSVILLE, TX! 3-BEDROOM, 2-BATHROOM NEW CONSTRUCTION FEATURING HIGH CEILINGS, RECESSED LIGHTING, SLEEK QUARTZ COUNTERS, ALL TILE FLOORS AND INDOOR LAUNDRY SPACE. HOME SITS ON SPACIOUS LOT!! HOME IS COMPLETED AND MOVE IN READY

19. 2025-09-14
    status Pending 250-char remark

    Show marketing remark (250 chars)

    AFFORTABLE HOUSING IN BROWNSVILLE, TX! 3-BEDROOM, 2-BATHROOM NEW CONSTRUCTION FEATURING HIGH CEILINGS, RECESSED LIGHTING, SLEEK QUARTZ COUNTERS, ALL TILE FLOORS AND INDOOR LAUNDRY SPACE. HOME SITS ON SPACIOUS LOT!! HOME IS COMPLETED AND MOVE IN READY

20. 2025-06-11
    status Active 250-char remark

    Show marketing remark (250 chars)

    AFFORTABLE HOUSING IN BROWNSVILLE, TX! 3-BEDROOM, 2-BATHROOM NEW CONSTRUCTION FEATURING HIGH CEILINGS, RECESSED LIGHTING, SLEEK QUARTZ COUNTERS, ALL TILE FLOORS AND INDOOR LAUNDRY SPACE. HOME SITS ON SPACIOUS LOT!! HOME IS COMPLETED AND MOVE IN READY

21. 2025-06-01
    historical 250-char remark

    Show marketing remark (250 chars)

    AFFORTABLE HOUSING IN BROWNSVILLE, TX! 3-BEDROOM, 2-BATHROOM NEW CONSTRUCTION FEATURING HIGH CEILINGS, RECESSED LIGHTING, SLEEK QUARTZ COUNTERS, ALL TILE FLOORS AND INDOOR LAUNDRY SPACE. HOME SITS ON SPACIOUS LOT!! HOME IS COMPLETED AND MOVE IN READY

22. 2024-12-24
    listed $195,000 Active 226-char remark

    Show marketing remark (226 chars)

    Our brand new homes in Palm Grove are waiting for you. The homes are all modern with either brick or brick and stucco exteriors. The inside of the houses are spacious enough for you and your family. Come join us in Palm Grove.

23. 2024-11-22
    listed $195,000 Active 250-char remark

    Show marketing remark (250 chars)

    AFFORTABLE HOUSING IN BROWNSVILLE, TX! 3-BEDROOM, 2-BATHROOM NEW CONSTRUCTION FEATURING HIGH CEILINGS, RECESSED LIGHTING, SLEEK QUARTZ COUNTERS, ALL TILE FLOORS AND INDOOR LAUNDRY SPACE. HOME SITS ON SPACIOUS LOT!! HOME IS COMPLETED AND MOVE IN READY

ⓘ 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: $3,835 · $320/mo
• Projected year-2 tax: $3,835 · $320/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,817
• − Mortgage interest: −$10,923
• − Property taxes: −$3,835
• − Insurance: −$975
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$5,673
• Taxable loss: −$6,439
• Est. tax savings @ 24.0%: +$1,545
• After-tax cash flow: $-1,460/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

+0.0% since first listed

6 events — show timeline

• 2025-09-30 Sold (MLS) — RGVMLS
• 2025-09-14 Pending — RGVMLS
• 2025-06-11 Relisted — RGVMLS
• 2025-06-01 Delisted — RGVMLS
• 2024-12-24 Listed $195,000 Zillow
• 2024-11-22 Listed $195,000 RGVMLS

Property tax history

+186.8%/yr

Latest (2025): $3,835 · +244.9% YoY. Source: county tax records.