205 Calle Amistosa #203 · Brownsville, TX 78520

$110,000

2 bd · 2.0 ba · 1,012 sqft · Townhouse · 551 Days on market

Built 1974 Good condition $109/sqft · 28% above area Est $86k · 28% over ↓ 27% since listing

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Why this score? — see what drove the C 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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 ND FLOOR APARTMENT, 2 BED, 2 BATHS, 1 STUDY, GOOD CONDITIONS, EXCELLENT LOCATION.

Key facts

• Pool
• Built 1974
• Listed 551 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 32% 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 $761 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 551 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 9900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 551 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 1.22% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $86,110
• List price: $110,000
• Delta: 27.74%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.5%
• Equity multiple: 1.27×
• Total profit: $8,209
• Equity at exit: $16,401

10-year hold

• IRR: 19.9%
• Equity multiple: 3.07×
• Total profit: $63,816
• Equity at exit: $9,511

Cash invested: $30,800 (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 78520

• Home prices YoY: -19.8%
• Rents YoY: 11.4%
• Active inventory: 346
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,339 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $297

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 73%

Sensitivity live

Price	-10% $373	-5% $335	+0% $297	+5% $259	+10% $221
Rent	-10% $192	-5% $244	+0% $297	+5% $350	+10% $403
Rate	-1.0pp $353	-0.5pp $325	base $297	+0.5pp $269	+1.0pp $240

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Calle Amistosa Unit L502 Brownsville, TX	1.0	1.0	753	$1,300	$1.73	44d	1	0.12mi
219 E 3rd St Brownsville, TX	2.0	1.0	900	$1,275	$1.42	44d	1	0.52mi
221 E 3rd St Brownsville, TX	2.0	1.0	850	$1,325	$1.56	44d	1	0.53mi
634 E 6th St Apt 2 Brownsville, TX	2.0	1.0	713	$1,000	$1.40	44d	1	0.66mi
913 E Jefferson St Unit D Brownsville, TX	2.0	2.0	1052	$1,400	$1.33	21d	1	0.75mi
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
801 International Blvd Ste B Brownsville, TX	1.0	1.0	1092	$950	$0.87	44d	1	0.87mi
230 W Jefferson St Brownsville, TX	2.0	1.0	840	$795	$0.95	44d	1	1.05mi
835 E Taylor St Unit B Brownsville, TX	3.0	2.0	1150	$1,550	$1.35	44d	1	1.22mi
35 Cenizo Brownsville, TX	2.0	3.5	1404	$2,500	$1.78	44d	1	1.45mi
1234 W Levee St Brownsville, TX	2.0	1.0	1281	$1,500	$1.17	21d	1	1.46mi

Listing history 20 events

1. 2026-04-13
   price $110,000 83-char remark

   Show marketing remark (83 chars)

   2 ND FLOOR APARTMENT, 2 BED, 2 BATHS, 1 STUDY, GOOD CONDITIONS, EXCELLENT LOCATION.

2. 2026-01-06
   status Active 83-char remark

   Show marketing remark (83 chars)

   2 ND FLOOR APARTMENT, 2 BED, 2 BATHS, 1 STUDY, GOOD CONDITIONS, EXCELLENT LOCATION.

3. 2026-01-06
   price $129,900 83-char remark

   Show marketing remark (83 chars)

   2 ND FLOOR APARTMENT, 2 BED, 2 BATHS, 1 STUDY, GOOD CONDITIONS, EXCELLENT LOCATION.

4. 2025-12-02
   price $99,900
5. 2025-05-28
   historical 83-char remark

   Show marketing remark (83 chars)

   2 ND FLOOR APARTMENT, 2 BED, 2 BATHS, 1 STUDY, GOOD CONDITIONS, EXCELLENT LOCATION.

6. 2025-02-13
   historical $1,100
7. 2025-01-22
   status Active 83-char remark

   Show marketing remark (83 chars)

   2 ND FLOOR APARTMENT, 2 BED, 2 BATHS, 1 STUDY, GOOD CONDITIONS, EXCELLENT LOCATION.

8. 2025-01-19
   historical 83-char remark

   Show marketing remark (83 chars)

   2 ND FLOOR APARTMENT, 2 BED, 2 BATHS, 1 STUDY, GOOD CONDITIONS, EXCELLENT LOCATION.

9. 2025-01-17
   listed $1,100
10. 2025-01-13
    status Active 83-char remark

    Show marketing remark (83 chars)

    2 ND FLOOR APARTMENT, 2 BED, 2 BATHS, 1 STUDY, GOOD CONDITIONS, EXCELLENT LOCATION.

11. 2024-10-09
    price $119,900 83-char remark

    Show marketing remark (83 chars)

    2 ND FLOOR APARTMENT, 2 BED, 2 BATHS, 1 STUDY, GOOD CONDITIONS, EXCELLENT LOCATION.

12. 2024-09-19
    price $129,900 83-char remark

    Show marketing remark (83 chars)

    2 ND FLOOR APARTMENT, 2 BED, 2 BATHS, 1 STUDY, GOOD CONDITIONS, EXCELLENT LOCATION.

13. 2024-09-11
    historical $1,100
14. 2024-07-03
    price $1,100
15. 2024-07-02
    price $135,000 83-char remark

    Show marketing remark (83 chars)

    2 ND FLOOR APARTMENT, 2 BED, 2 BATHS, 1 STUDY, GOOD CONDITIONS, EXCELLENT LOCATION.

16. 2024-05-06
    price $143,900 83-char remark

    Show marketing remark (83 chars)

    2 ND FLOOR APARTMENT, 2 BED, 2 BATHS, 1 STUDY, GOOD CONDITIONS, EXCELLENT LOCATION.

17. 2024-05-04
    listed $1,290
18. 2024-04-05
    price $134,900 83-char remark

    Show marketing remark (83 chars)

    2 ND FLOOR APARTMENT, 2 BED, 2 BATHS, 1 STUDY, GOOD CONDITIONS, EXCELLENT LOCATION.

19. 2024-03-07
    price $148,900 83-char remark

    Show marketing remark (83 chars)

    2 ND FLOOR APARTMENT, 2 BED, 2 BATHS, 1 STUDY, GOOD CONDITIONS, EXCELLENT LOCATION.

20. 2024-01-18
    listed $149,900 Active 83-char remark

    Show marketing remark (83 chars)

    2 ND FLOOR APARTMENT, 2 BED, 2 BATHS, 1 STUDY, GOOD CONDITIONS, EXCELLENT LOCATION.

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 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: $16,064
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$3,200
• Taxable income: $1,932
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $3,105/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 · 12 photos

Good 75/100 Cosmetic rehab

This townhouse is in good condition with a good location and minimal repairs needed. It has a good potential for value increase with some cosmetic updates.

Value-add opportunities

• Both painting — fresh paint can improve curb appeal and interior aesthetics
• Resale upgrading appliances — newer appliances can attract more buyers
• Both landscaping — improved landscaping can enhance curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both painting — fresh paint can improve curb appeal and interior aesthetics ↑
• Resale upgrading appliances — newer appliances can attract more buyers ↑
• Both landscaping — improved landscaping can enhance curb appeal and property value ↑

ⓘ 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: 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

-26.6% since first listed

20 events — show timeline

• 2026-04-13 Price Changed $110,000 RGVMLS
• 2026-01-06 Relisted — RGVMLS
• 2026-01-06 Price Changed $129,900 RGVMLS
• 2025-12-02 Price Changed $99,900 RGVMLS
• 2025-05-28 Delisted — RGVMLS
• 2025-02-13 Rental Removed $1,100 RGVMLS
• 2025-01-22 Relisted — RGVMLS
• 2025-01-19 Delisted — RGVMLS
• 2025-01-17 Listed for Rent $1,100 RGVMLS
• 2025-01-13 Relisted — RGVMLS
• 2024-10-09 Price Changed $119,900 RGVMLS
• 2024-09-19 Price Changed $129,900 RGVMLS
• 2024-09-11 Rental Removed $1,100 RGVMLS
• 2024-07-03 Price Changed $1,100 RGVMLS
• 2024-07-02 Price Changed $135,000 RGVMLS
• 2024-05-06 Price Changed $143,900 RGVMLS
• 2024-05-04 Listed for Rent $1,290 RGVMLS
• 2024-04-05 Price Changed $134,900 RGVMLS
• 2024-03-07 Price Changed $148,900 RGVMLS
• 2024-01-18 Listed $149,900 RGVMLS