6705 Georgia Pne · Brownsville, TX 78526

$235,000

3 bd · 2.0 ba · 1,345 sqft · SingleFamily public records · 19 Days on market

Built 2003 5,000 sqft lot $175/sqft · at area comps Est $243k · at est. ↓ 4% 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 +11.9/30.0
• ARV discount +9.0/15.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Schools +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW ROOF Beautiful single-story brick home located at 6705 Georgia Pine in Brownsville, TX 78526. This well-maintained residence features 3 bedrooms, 2 bathrooms, and a 2-car garage, offering a functional open layout perfect for comfortable living. Spacious driveway, fenced backyard, and great curb appeal. Conveniently located near schools, shopping, and major roadways. Priced at $235,000 — an excellent opportunity for homeowners or investors alike. Schedule your private showing today!

Key facts

• Great curb appeal
• Spacious driveway
• Fenced backyard

Tags

• NEW ROOF
• SINGLE-STORY BRICK HOME
• FENCED BACKYARD
• SPACIOUS DRIVEWAY
• GREAT CURB APPEAL

Property features AI

Finance

• Other: Subdivision: VILLA LOS PINOS
• HOA & community: Homeowners association with annual fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Residential property
• Construction: Brick veneer construction; Slab foundation; Built with composition roof
• Exterior features: Composition roof

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Bay windows; Tile flooring; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-60 ($-721/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (14.8% below list).
• Recommended offer: $200k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 5.0% in Brownsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Los Fresnos El (math 37% / reading 47%, grade F, #1,335 of 4,322 statewide, top 33%, 561 students, 76% 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 78% FRL vs 43% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 416 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $7k 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 19 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $200,317 (14.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 5.99%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 9.8

CMA / ARV

• ARV (median comp): $243,212
• List price: $235,000
• Delta: -3.38%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6633 Carolina Pne	0.18mi	3/2.0	1,200 (-11%)	8mo	$197,000	$164	67

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-42,326
• Equity at exit: $35,039

10-year hold

• IRR: -11.1%
• Equity multiple: 0.34×
• Total profit: $-43,503
• Equity at exit: $20,319

Cash invested: $65,800 (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 78526

• Home prices YoY: -12.1%
• Rents YoY: 2.8%
• Active inventory: 416
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,003 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$312 /mo · $3,747/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-60

Break-even live

Break-even rent $2,079

Max offer price $224,390

Occupancy floor 98%

Sensitivity live

Price	-10% $73	-5% $6	+0% $-60	+5% $-127	+10% $-193
Rent	-10% $-218	-5% $-139	+0% $-60	+5% $19	+10% $98
Rate	-1.0pp $58	-0.5pp $0	base $-60	+0.5pp $-121	+1.0pp $-183

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6992 Austrian Pne Brownsville, TX	3.0	2.0	1201	$1,900	$1.58	23d	1	0.12mi
6973 Austrian Pne Brownsville, TX	4.0	2.0	1406	$1,800	$1.28	45d	1	0.14mi
6654 Pino Azul Brownsville, TX	3.0	2.0	1433	$1,900	$1.33	45d	1	0.20mi
7029 Austrian Pne Brownsville, TX	3.0	2.0	1676	$2,000	$1.19	23d	1	0.21mi
7137 Calles Ave Olmito, TX	2.0	1.5	1025	$1,400	$1.37	15d	1	0.33mi
6919 Blue Spruce St Brownsville, TX	3.0	2.0	1451	$1,750	$1.21	45d	1	0.44mi
1930 Castillo St Olmito, TX	3.0	2.0	1628	$2,400	$1.47	23d	1	0.83mi
1930 Castellano Cir Brownsville, TX	3.0	2.0	1572	$2,400	$1.53	45d	1	0.83mi
2153 Grove Ln Brownsville, TX	3.0	2.0	1846	$1,950	$1.06	23d	1	1.07mi
2373 Grove Ln Brownsville, TX	3.0	2.0	1473	$2,500	$1.70	23d	1	1.07mi
2161 Grove Ln Brownsville, TX	3.0	2.0	1150	$2,050	$1.78	45d	1	1.09mi
6283 Pecos River St Brownsville, TX	2.0	1.0	1000	$1,200	$1.20	15d	1	1.14mi
6053 Blanco River St Brownsville, TX	2.0	2.0	1088	$1,550	$1.42	15d	1	1.22mi

Listing history 4 events

1. 2026-05-01
   listed $235,000 Active 496-char remark
2. 2026-03-27
   price $245,000
3. 2010-06-28
   soldstatus
4. 2007-07-23
   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: $3,747 · $312/mo
• Projected year-2 tax: $4,300 · $358/mo
• Expected delta: +$553/yr (+$46/mo · 14.8%)

ⓘ 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 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,038
• − Mortgage interest: −$13,164
• − Property taxes: −$3,747
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$6,836
• Taxable loss: −$4,730
• Est. tax savings @ 24.0%: +$1,135
• After-tax cash flow: $415/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: 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): 60,012
• Household income: $70,565
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1063.0

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 45% White 4% Asian 2%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 19% English-only · Spanish 79% Tagalog/Filipino 1%

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: ▼ -30.28%
• Current HPI: 220.5233
• Rent YoY: ▲ 2.77%
• 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

-4.1% since first listed

7 events — show timeline

• 2026-06-03 Sold (MLS) — RGVMLS
• 2026-06-02 Sold (Public Records) — Public Records
• 2026-05-20 Pending — RGVMLS
• 2026-05-01 Listed $235,000 RGVMLS
• 2026-03-27 Price Changed $245,000 RGVMLS
• 2010-06-28 Sold (Public Records) — Public Records
• 2007-07-23 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,747 · +9.7% YoY. Source: county tax records.