10 Colorado Riv · Brownsville, TX 78520

$79,500

1 bd · 1.5 ba · 420 sqft · SingleFamily public records · 43 Days on market

Built 1987 4,000 sqft lot

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

Lot in River Bend with furnished clean 2/1.5 being sold as is but in good condition. Mandatory 55+

Key facts

• 4,000 sq ft lot
• Pool
• Built 1987

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $80k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $77,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.24% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,386
• Equity at exit: $11,854

10-year hold

• IRR: 13.6%
• Equity multiple: 2.38×
• Total profit: $30,801
• Equity at exit: $6,874

Cash invested: $22,260 (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: 6.7×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$103 /mo · $1,240/yr
• Insurance: −$33
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $98

Break-even live

Break-even rent $859

Max offer price $79,500

Occupancy floor 85%

Sensitivity live

Price	-10% $143	-5% $120	+0% $98	+5% $75	+10% $53
Rent	-10% $20	-5% $59	+0% $98	+5% $136	+10% $175
Rate	-1.0pp $138	-0.5pp $118	base $98	+0.5pp $77	+1.0pp $56

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-05
   days on market $79,500 Active 43 DOM
2. 2026-06-03
   days on market $79,500 Active 42 DOM
3. 2026-06-02
   days on market $79,500 Active 41 DOM
4. 2026-06-01
   days on market $79,500 Active 40 DOM
5. 2026-05-31
   days on market $79,500 Active 39 DOM
6. 2026-05-30
   days on market $79,500 Active 38 DOM
7. 2026-05-05
   price $800
8. 2026-04-22
   listed $79,500 Active 98-char remark

   Show marketing remark (98 chars)

   Lot in River Bend with furnished clean 2/1.5 being sold as is but in good condition. Mandatory 55+

9. 2026-01-01
   listed $900
10. 2025-12-14
    historical $1,100
11. 2025-05-09
    listed $1,100
12. 2025-05-01
    historical $950
13. 2025-03-21
    listed $950
14. 2024-12-24
    historical $950
15. 2024-12-10
    price $950
16. 2024-10-22
    price $1,050
17. 2024-09-22
    listed $1,250
18. 2024-08-29
    soldstatus
19. 2024-08-23
    soldstatus Closed 198-char remark

    Show marketing remark (198 chars)

    Lot in Riverbend Resort with furnished, clean 2/1.5 being sold AS IS but in good condition with conveying propane stove and refrigerator. Carrier AC installed in 2023 and shed with laundry hookups.

20. 2024-06-23
    price $59,999 198-char remark

    Show marketing remark (198 chars)

    Lot in Riverbend Resort with furnished, clean 2/1.5 being sold AS IS but in good condition with conveying propane stove and refrigerator. Carrier AC installed in 2023 and shed with laundry hookups.

21. 2024-06-14
    price $63,500 198-char remark

    Show marketing remark (198 chars)

    Lot in Riverbend Resort with furnished, clean 2/1.5 being sold AS IS but in good condition with conveying propane stove and refrigerator. Carrier AC installed in 2023 and shed with laundry hookups.

22. 2024-06-03
    listed $65,900 Active 198-char remark

    Show marketing remark (198 chars)

    Lot in Riverbend Resort with furnished, clean 2/1.5 being sold AS IS but in good condition with conveying propane stove and refrigerator. Carrier AC installed in 2023 and shed with laundry hookups.

23. 2018-05-01
    soldstatus
24. 2018-05-01
    soldstatus
25. 2018-04-19
    listed $19,000
26. 2016-01-26
    soldstatus
27. 2016-01-26
    soldstatus
28. 2015-11-11
    listed $15,000
29. 2013-02-22
    soldstatus
30. 1994-07-05
    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: $1,240 · $103/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$215/yr (+$18/mo · 17.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 72% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,788
• − Mortgage interest: −$4,453
• − Property taxes: −$1,240
• − Insurance: −$1,900
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$2,313
• Taxable loss: −$4
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $1,171/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

+430.0% since first listed

24 events — show timeline

• 2026-05-05 Price Changed $800 RGVMLS
• 2026-04-22 Listed $79,500 RGVMLS
• 2026-01-01 Listed for Rent $900 RGVMLS
• 2025-12-14 Rental Removed $1,100 RGVMLS
• 2025-05-09 Listed for Rent $1,100 RGVMLS
• 2025-05-01 Rental Removed $950 RGVMLS
• 2025-03-21 Listed for Rent $950 RGVMLS
• 2024-12-24 Rental Removed $950 RGVMLS
• 2024-12-10 Price Changed $950 RGVMLS
• 2024-10-22 Price Changed $1,050 RGVMLS
• 2024-09-22 Listed for Rent $1,250 RGVMLS
• 2024-08-29 Sold (Public Records) — Public Records
• 2024-08-23 Sold (MLS) — RGVMLS
• 2024-06-23 Price Changed $59,999 RGVMLS
• 2024-06-14 Price Changed $63,500 RGVMLS
• 2024-06-03 Listed $65,900 RGVMLS
• 2018-05-01 Sold (Public Records) — Public Records
• 2018-05-01 Sold (MLS) — RGVMLS
• 2018-04-19 Listed $19,000 RGVMLS
• 2016-01-26 Sold (Public Records) — Public Records
• 2016-01-26 Sold (MLS) — RGVMLS
• 2015-11-11 Listed $15,000 RGVMLS
• 2013-02-22 Sold (Public Records) — Public Records
• 1994-07-05 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,240 · +20.5% YoY. Source: county tax records.