19 Rio Bravo Dr #5 · Brownsville, TX 78520

$80,000

1 bd · 1.0 ba · 704 sqft · SingleFamily · 230 Days on market

Built 1994 Good condition 3,079 sqft lot $114/sqft · 7% below area Est $86k · 7% under

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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 +28.7/30.0
• ARV discount +10.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

VACATION FEELING ENTRANCE, WHERE PALM TREES GREET YOU. .. .. . SECURITY GUARD AT THIS 55 + COMMUNITY. FULLY FURNISHED. .. ONE BEDROOM, , BRING CLOTHES AND FOOD AND STAY TO ENJOY MANY AMENITIES. LARGE COMMUNITY POOL/SPA. .. .. SJED FOR STORAGE OF HOUSE YOUR GOLF CART. EXERCISE EQUIPMENT, LIBRARY, GAME ROOM WITH BILLIARD TABLE, KICKABALL COURTS. LARGE EVENT ROOM. MANY EXTRA ACTIVITIES DURING WINTER TEXAS SEASON AND SELECTED ACTIVIES ON OFF-SEASON WINTER TEXAN TIME. COME VISIT AND SEE. .. YOU WILL WANT TO LIVE HERE !!!!

Key facts

• 3,079 sq ft lot
• Garage
• Built 1994

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 1 comparable units currently listed for rent nearby; 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 $553 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 5614% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.30% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.24%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $85,896
• List price: $80,000
• Delta: -6.86%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Sacramento River Dr	0.20mi	1/1.0	800 (+14%)	22mo	$89,000	$111	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 1.7%
• Equity multiple: 1.07×
• Total profit: $1,563
• Equity at exit: $11,928

10-year hold

• IRR: 16.4%
• Equity multiple: 2.71×
• Total profit: $38,199
• Equity at exit: $6,917

Cash invested: $22,400 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $141

Break-even live

Break-even rent $858

Max offer price $80,000

Occupancy floor 81%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Colorado River Dr Brownsville, TX	2.0	2.0	420	$800	$1.90	14d	1	0.21mi

Listing history 20 events

1. 2026-06-18
   days on market $80,000 Active 230 DOM
2. 2026-06-17
   days on market $80,000 Active 229 DOM
3. 2026-06-16
   days on market $80,000 Active 228 DOM
4. 2026-06-15
   days on market $80,000 Active 227 DOM
5. 2026-06-14
   days on market $80,000 Active 225 DOM
6. 2026-06-13
   days on market $80,000 Active 224 DOM
7. 2026-06-10
   days on market $80,000 Active 222 DOM
8. 2026-06-09
   days on market $80,000 Active 221 DOM
9. 2026-06-08
   days on market $80,000 Active 220 DOM
10. 2026-06-07
    days on market $80,000 Active 219 DOM
11. 2026-06-05
    days on market $80,000 Active 216 DOM
12. 2026-06-03
    days on market $80,000 Active 215 DOM
13. 2026-06-02
    days on market $80,000 Active 214 DOM
14. 2026-06-01
    days on market $80,000 Active 213 DOM
15. 2026-05-31
    days on market $80,000 Active 212 DOM
16. 2026-05-30
    days on market $80,000 Active 211 DOM
17. 2026-03-10
    listed $1,400
18. 2025-11-18
    historical $1,400
19. 2025-11-01
    listed $1,400
20. 2025-10-31
    listed $80,000 Active 527-char remark

    Show marketing remark (527 chars)

    VACATION FEELING ENTRANCE, WHERE PALM TREES GREET YOU. .. .. . SECURITY GUARD AT THIS 55 + COMMUNITY. FULLY FURNISHED. .. ONE BEDROOM, , BRING CLOTHES AND FOOD AND STAY TO ENJOY MANY AMENITIES. LARGE COMMUNITY POOL/SPA. .. .. SJED FOR STORAGE OF HOUSE YOUR GOLF CART. EXERCISE EQUIPMENT, LIBRARY, GAME ROOM WITH BILLIARD TABLE, KICKABALL COURTS. LARGE EVENT ROOM. MANY EXTRA ACTIVITIES DURING WINTER TEXAS SEASON AND SELECTED ACTIVIES ON OFF-SEASON WINTER TEXAN TIME. COME VISIT AND SEE. .. YOU WILL WANT TO LIVE HERE !!!!

ⓘ 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 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥110°F today · 21 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: $12,436
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$1,902
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$2,327
• Taxable income: $535
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $1,559/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 · 11 photos

Good 75/100 Cosmetic rehab

This single-family home is in good condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics, making it a great investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Updating flooring — Improves overall look and feel
• Both Upgrading appliances — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Updating flooring — Improves overall look and feel ↑
• Both Upgrading appliances — Enhances functionality and appeal ↑

ⓘ 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

-98.2% since first listed

4 events — show timeline

• 2026-03-10 Listed for Rent $1,400 RGVMLS
• 2025-11-18 Rental Removed $1,400 RGVMLS
• 2025-11-01 Listed for Rent $1,400 RGVMLS
• 2025-10-31 Listed $80,000 RGVMLS