205 Calle Amistosa · Brownsville, TX 78520

$109,900

3 bd · 2.0 ba · 1,443 sqft · Townhouse public records · 20 Days on market

Built 1974

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

A Must-See! Possibly the Best Condo in the Complex! This stunning unit has been fully renovated from top to bottom, including insulation, sheetrock, electrical, and plumbing. Featuring high ceilings with decorative wood beams and a modern open-concept layout, this home has been completely transformed from its original design. Enjoy a custom kitchen with beautiful quartz countertops and island, expanded bathroom, and a new walk-in closet in the primary bedroom. The second bedroom is perfect for a guest room, office, or nursery. A decorative stone accent wall with an electric fireplace adds warmth and charm. Additional highlights include a new A/C unit, inside laundry area, and all appliances

Key facts

• Minutes from utrgv
• Open layout
• Ample cabinet space

Tags

• OPEN LAYOUT
• AMPLE CABINET SPACE
• ABUNDANT NATURAL LIGHT
• CONVENIENT PARKING
• EXCELLENT RENTAL POTENTIAL
• MINUTES FROM UTRGV

Property features AI

Finance

• Other: Subdivision: AMIGOLAND VILLA
• HOA & community: Homeowners association with monthly fee

Exterior

• Parking: Detached parking
• Utilities: Public water; Public sewer
• Home design: Townhouse; Residential property; Single-story
• Construction: Stucco and wood siding construction; Slab foundation
• Exterior features: In-ground pool; Composition roof

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Electric water heater; Tile flooring; Ceiling fans; Central air conditioning; Central heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: 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: Putegnat El (math 8% / reading 8%, grade F, #4,301 of 4,322 statewide, top 100%, 478 students, 98% FRL); Pace Early College H S (math 32% / reading 33%, grade F, #1,029 of 1,632 statewide, top 64%, 1,788 students, 92% FRL).
• Market conditions: Rents rising fast (+11.4%/yr); 346 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 41% 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 $760 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 9058% 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 $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.55% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.75%
• DSCR: 1.92
• GRM: 5.4

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: 18.9%
• Equity multiple: 1.82×
• Total profit: $25,152
• Equity at exit: $16,386

10-year hold

• IRR: 30.7%
• Equity multiple: 4.47×
• Total profit: $106,813
• Equity at exit: $9,502

Cash invested: $30,772 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$576
• Tax from tax record: −$194 /mo · $2,323/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $532

Break-even live

Break-even rent $1,033

Max offer price $109,900

Occupancy floor 64%

Sensitivity live

Price	-10% $594	-5% $563	+0% $532	+5% $501	+10% $470
Rent	-10% $397	-5% $465	+0% $532	+5% $599	+10% $667
Rate	-1.0pp $587	-0.5pp $560	base $532	+0.5pp $504	+1.0pp $475

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 E 3rd St Brownsville, TX	2.0	1.0	900	$1,275	$1.42	45d	1	0.45mi
913 E Jefferson St Unit D Brownsville, TX	2.0	2.0	1052	$1,400	$1.33	22d	1	0.71mi
1900 W University Blvd #3012 Brownsville, TX	2.0	2.0	980	$1,000	$1.02	45d	1	0.86mi
1900 W University Blvd Brownsville, TX	2.0	1.0	950	$1,300	$1.37	45d	1	0.86mi
1500 E Madison St Unit 1512 Brownsville, TX	2.0	2.0	1700	$2,200	$1.29	15d	1	0.88mi
835 E Taylor St Unit B Brownsville, TX	3.0	2.0	1150	$1,550	$1.35	45d	1	1.18mi
35 Cenizo Brownsville, TX	2.0	3.5	1404	$2,500	$1.78	45d	1	1.38mi
1234 W Levee St Brownsville, TX	2.0	1.0	1281	$1,500	$1.17	22d	1	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $109,900 Active 20 DOM
2. 2026-06-17
   pricedays on marketlisting id $109,900 Active 19 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   pricedays on marketlisting id $145,000 Active 1 DOM
5. 2026-06-15
   days on market $109,900 Active 17 DOM
6. 2026-06-14
   days on market $109,900 Active 15 DOM
7. 2026-06-13
   days on market $109,900 Active 14 DOM
8. 2026-06-10
   days on market $109,900 Active 12 DOM
9. 2026-06-09
   days on market $109,900 Active 11 DOM
10. 2026-06-08
    days on market $109,900 Active 10 DOM
11. 2026-06-07
    days on market $109,900 Active 9 DOM
12. 2026-06-05
    days on market $109,900 Active 6 DOM
13. 2026-06-03
    days on market $109,900 Active 5 DOM
14. 2026-06-02
    days on market $109,900 Active 4 DOM
15. 2026-06-01
    days on market $109,900 Active 3 DOM
16. 2026-05-31
    days on market $109,900 Active 2 DOM
17. 2026-05-30
    remarks 645-char remark
18. 2026-05-30
    listed $109,900 Active 1 DOM

ⓘ 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: $2,323 · $194/mo
• Projected year-2 tax: $2,323 · $194/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 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: $20,472
• − Mortgage interest: −$6,156
• − Property taxes: −$2,323
• − Insurance: −$550
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$3,197
• Taxable income: $4,971
• Est. tax owed @ 24.0%: −$1,193
• After-tax cash flow: $5,191/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

+9.1% since first listed

6 events — show timeline

• 2026-05-30 Listed for Rent $1,200 RGVMLS
• 2026-05-01 Listed $109,900 RGVMLS
• 2026-02-10 Rental Removed $1,050 RGVMLS
• 2025-09-16 Price Changed $1,050 RGVMLS
• 2025-08-19 Listed for Rent $1,100 RGVMLS
• 1998-11-15 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,323 · -4.9% YoY. Source: county tax records.