553 Villa Verde Dr · Brownsville, TX 78520

$219,000

3 bd · 1.0 ba · 2,079 sqft · SingleFamily public records · 72 Days on market

Built 1972 10,260 sqft lot ↓ 22% 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 +14.2/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors Opportunity Rental Income and Some TLC Needed. Unit A is the Main Home with Unit B, C & Possibly D which is an Efficiency that need to be completed . Unit B the Owner is an Occupant. Home has hard wood floors throughout the home and spacious bedrooms.

Key facts

• Hard wood floors
• Spacious bedrooms
• 0.24 acre lot

Tags

• HARD WOOD FLOORS
• SPACIOUS BEDROOMS

Property features AI

Finance

• Other: Located in the Villa Verde subdivision

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story
• Construction: Wood siding construction
• Exterior features: Composition roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Electric water heater; Crawl space foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $36 ($429/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (6.7% below list).
• Recommended offer: $204k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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: Perez El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 628 students, 96% FRL); Faulk Middle (math 20% / reading 31%, grade F, #1,236 of 1,662 statewide, top 76%, 976 students, 99% FRL); Porter Early College H S (math 23% / reading 32%, grade F, #1,183 of 1,632 statewide, top 73%, 1,814 students, 94% FRL).
• Market conditions: Rents rising fast (+11.4%/yr); 348 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• At $2,042/mo this rent would consume 49% of the median local household income ($50k/yr) (locally 1800% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 72 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $204,231 (6.7% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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: 0.93% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 8.9

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: -9.5%
• Equity multiple: 0.64×
• Total profit: $-22,346
• Equity at exit: $32,654

10-year hold

• IRR: 5.9%
• Equity multiple: 1.54×
• Total profit: $32,885
• Equity at exit: $18,935

Cash invested: $61,320 (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: 348
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$338 /mo · $4,055/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $36

Break-even live

Break-even rent $1,997

Max offer price $219,000

Occupancy floor 93%

Sensitivity live

Price	-10% $160	-5% $98	+0% $36	+5% $-26	+10% $-88
Rent	-10% $-126	-5% $-45	+0% $36	+5% $116	+10% $197
Rate	-1.0pp $146	-0.5pp $91	base $36	+0.5pp $-21	+1.0pp $-79

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Ebony Ave Brownsville, TX	4.0	3.0	2400	$2,000	$0.83	23d	1	0.70mi
538 Land O Lakes Dr Brownsville, TX	3.0	2.0	1421	$1,600	$1.13	45d	1	1.19mi
164 Robins Ln Brownsville, TX	2.0	2.0	1620	$2,200	$1.36	45d	1	1.30mi
1500 E Madison St Unit 1512 Brownsville, TX	2.0	2.0	1700	$2,200	$1.29	15d	1	1.32mi
1500 E Madison St Unit 1506 Brownsville, TX	3.0	3.0	2313	$2,450	$1.06	15d	1	1.32mi
30 W Monroe St Brownsville, TX	3.0	2.0	2191	$1,500	$0.68	23d	1	1.44mi
35 Cenizo Brownsville, TX	2.0	3.5	1404	$2,500	$1.78	45d	1	1.46mi

Listing history 11 events

1. 2026-06-22
   days on market $219,000 Active 72 DOM
2. 2026-06-18
   days on market $219,000 Active 69 DOM
3. 2026-06-17
   days on market $219,000 Active 68 DOM
4. 2026-06-16
   days on market $219,000 Active 67 DOM
5. 2026-06-15
   days on market $219,000 Active 66 DOM
6. 2026-06-14
   days on market $219,000 Active 64 DOM
7. 2026-06-13
   days on market $219,000 Active 63 DOM
8. 2026-06-10
   days on market $219,000 Active 61 DOM
9. 2026-06-09
   days on marketlisting id $219,000 Active 60 DOM
10. 2026-06-09
    remarks 263-char remark
11. 2026-06-09
    listed $219,000 Active 105 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: $4,055 · $338/mo
• Projected year-2 tax: $4,055 · $338/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,508
• − Mortgage interest: −$12,267
• − Property taxes: −$4,055
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$6,371
• Taxable loss: −$3,202
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $1,198/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

-21.5% since first listed

4 events — show timeline

• 2026-06-09 Price Changed $219,000 RGVMLS
• 2026-06-05 Price Changed $219,000 RGVMLS
• 2026-04-10 Listed $279,000 RGVMLS
• 2026-02-23 Listed $279,000 RGVMLS

Property tax history

+9.2%/yr

Latest (2025): $4,055 · -9.0% YoY. Source: county tax records.