1900 University Blvd #3010 · Brownsville, TX 78520

$82,900

1 bd · 1.0 ba · 652 sqft · Condo public records · 223 Days on market

Built 1980 $127/sqft · 32% above area Est $63k · 32% over ↓ 2% 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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Waterfront Downtown Brownsville Condo – Fully Furnished! Experience comfortable living in this charming 1-bedroom, 1-bath second-floor condo overlooking both the pool and tranquil waterfront. Located in the heart of downtown Brownsville, this condo offers unbeatable convenience—just a short walk to the historic city center, local dining, shops, and the Gateway International Bridge to Mexico. Inside, you'll find a turn-key, fully furnished home with tasteful dcor and everything you need to move right in. Enjoy morning coffee or evening sunsets with a stunning view of the water right from your living room or balcony. The low HOA fee of only $275/month covers all utilities—including electricity, water, trash, and even high-speed internet, making this one of the most affordable and carefree living options in the area. Highlights: 1 Bedroom | 1 Bathroom | 2nd Floor Fully Furnished & Move-In Ready Waterfront & Pool Views All Utilities + Internet Included in HOA ($275/month)

Key facts

• Pool views
• Historic city center
• Move in ready

Tags

• WATERFRONT
• POOL VIEWS
• FULLY FURNISHED
• MOVE IN READY
• HISTORIC CITY CENTER
• LOCAL DINING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $83k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($947 rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $573 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 $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (median comp): $62,876
• List price: $82,900
• Delta: 31.85%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.4%
• Equity multiple: 1.10×
• Total profit: $2,270
• Equity at exit: $12,361

10-year hold

• IRR: 16.4%
• Equity multiple: 2.66×
• Total profit: $38,588
• Equity at exit: $7,168

Cash invested: $23,212 (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: 7.3×

Monthly cashflow live

• Estimated rent: $947 high
• Mortgage (P&I): −$435
• Tax from tax record: −$111 /mo · $1,336/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $168

Break-even live

Break-even rent $735

Max offer price $82,900

Occupancy floor 77%

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1234 E Jackson St Brownsville, TX	2.0	1.0	640	$800	$1.25	43d	1	0.58mi
634 E 6th St Apt 2 Brownsville, TX	2.0	1.0	713	$1,000	$1.40	43d	1	0.90mi
424 E Levee St Unit 1 & 4 Brownsville, TX	1.0	1.0	600	$650	$1.08	13d	1	1.01mi
424 E Levee St Unit 7 Brownsville, TX	1.0	1.0	600	$650	$1.08	43d	1	1.01mi
351 E Saint Charles St Brownsville, TX	1.0	1.0	650	$650	$1.00	43d	1	1.06mi
1800 Palm Blvd Unit 203 Brownsville, TX	1.0	1.0	450	$850	$1.89	43d	1	1.46mi
1800 Palm Blvd Unit 101 Brownsville, TX	2.0	1.0	575	$1,050	$1.83	43d	1	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watertrashelectricinternetpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-16
   status $82,900 Pending 223 DOM
2. 2026-06-15
   days on market $82,900 Active 223 DOM
3. 2026-06-14
   days on market $82,900 Active 221 DOM
4. 2026-06-13
   days on market $82,900 Active 220 DOM
5. 2026-06-10
   days on market $82,900 Active 218 DOM
6. 2026-06-09
   days on market $82,900 Active 217 DOM
7. 2026-06-08
   days on market $82,900 Active 216 DOM
8. 2026-06-07
   days on market $82,900 Active 215 DOM
9. 2026-06-05
   days on market $82,900 Active 212 DOM
10. 2026-06-03
    days on market $82,900 Active 211 DOM
11. 2026-06-02
    days on market $82,900 Active 210 DOM
12. 2026-06-01
    days on market $82,900 Active 209 DOM
13. 2026-05-31
    days on market $82,900 Active 208 DOM
14. 2026-05-30
    days on market $82,900 Active 207 DOM
15. 2026-04-12
    price $82,900 1017-char remark

    Show marketing remark (1017 chars)

    Waterfront Downtown Brownsville Condo – Fully Furnished! Experience comfortable living in this charming 1-bedroom, 1-bath second-floor condo overlooking both the pool and tranquil waterfront. Located in the heart of downtown Brownsville, this condo offers unbeatable convenience—just a short walk to the historic city center, local dining, shops, and the Gateway International Bridge to Mexico. Inside, you'll find a turn-key, fully furnished home with tasteful dcor and everything you need to move right in. Enjoy morning coffee or evening sunsets with a stunning view of the water right from your living room or balcony. The low HOA fee of only $275/month covers all utilities—including electricity, water, trash, and even high-speed internet, making this one of the most affordable and carefree living options in the area. Highlights: 1 Bedroom | 1 Bathroom | 2nd Floor Fully Furnished & Move-In Ready Waterfront & Pool Views All Utilities + Internet Included in HOA ($275/month)

16. 2026-02-02
    price $83,900 1017-char remark

    Show marketing remark (1017 chars)

    Waterfront Downtown Brownsville Condo – Fully Furnished! Experience comfortable living in this charming 1-bedroom, 1-bath second-floor condo overlooking both the pool and tranquil waterfront. Located in the heart of downtown Brownsville, this condo offers unbeatable convenience—just a short walk to the historic city center, local dining, shops, and the Gateway International Bridge to Mexico. Inside, you'll find a turn-key, fully furnished home with tasteful dcor and everything you need to move right in. Enjoy morning coffee or evening sunsets with a stunning view of the water right from your living room or balcony. The low HOA fee of only $275/month covers all utilities—including electricity, water, trash, and even high-speed internet, making this one of the most affordable and carefree living options in the area. Highlights: 1 Bedroom | 1 Bathroom | 2nd Floor Fully Furnished & Move-In Ready Waterfront & Pool Views All Utilities + Internet Included in HOA ($275/month)

17. 2025-11-12
    price $89,000 1017-char remark

    Show marketing remark (1017 chars)

    Waterfront Downtown Brownsville Condo – Fully Furnished! Experience comfortable living in this charming 1-bedroom, 1-bath second-floor condo overlooking both the pool and tranquil waterfront. Located in the heart of downtown Brownsville, this condo offers unbeatable convenience—just a short walk to the historic city center, local dining, shops, and the Gateway International Bridge to Mexico. Inside, you'll find a turn-key, fully furnished home with tasteful dcor and everything you need to move right in. Enjoy morning coffee or evening sunsets with a stunning view of the water right from your living room or balcony. The low HOA fee of only $275/month covers all utilities—including electricity, water, trash, and even high-speed internet, making this one of the most affordable and carefree living options in the area. Highlights: 1 Bedroom | 1 Bathroom | 2nd Floor Fully Furnished & Move-In Ready Waterfront & Pool Views All Utilities + Internet Included in HOA ($275/month)

18. 2025-11-05
    listed $84,900 Active 1017-char remark

    Show marketing remark (1017 chars)

    Waterfront Downtown Brownsville Condo – Fully Furnished! Experience comfortable living in this charming 1-bedroom, 1-bath second-floor condo overlooking both the pool and tranquil waterfront. Located in the heart of downtown Brownsville, this condo offers unbeatable convenience—just a short walk to the historic city center, local dining, shops, and the Gateway International Bridge to Mexico. Inside, you'll find a turn-key, fully furnished home with tasteful dcor and everything you need to move right in. Enjoy morning coffee or evening sunsets with a stunning view of the water right from your living room or balcony. The low HOA fee of only $275/month covers all utilities—including electricity, water, trash, and even high-speed internet, making this one of the most affordable and carefree living options in the area. Highlights: 1 Bedroom | 1 Bathroom | 2nd Floor Fully Furnished & Move-In Ready Waterfront & Pool Views All Utilities + Internet Included in HOA ($275/month)

19. 2004-04-30
    soldstatus
20. 2003-09-02
    soldstatus
21. 1994-10-04
    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: $1,336 · $111/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$181/yr (+$15/mo · 13.5%)

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

Taxation est. · year 1

• Rental income: $11,367
• − Mortgage interest: −$4,644
• − Property taxes: −$1,336
• − Insurance: −$414
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$2,412
• Taxable income: $742
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $1,834/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

-2.4% since first listed

7 events — show timeline

• 2026-04-12 Price Changed $82,900 RGVMLS
• 2026-02-02 Price Changed $83,900 RGVMLS
• 2025-11-12 Price Changed $89,000 RGVMLS
• 2025-11-05 Listed $84,900 RGVMLS
• 2004-04-30 Sold (Public Records) — Public Records
• 2003-09-02 Sold (Public Records) — Public Records
• 1994-10-04 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,336 · -9.0% YoY. Source: county tax records.