3210 Villa Rosa Dr · Brownsville, TX 78526

$440,000

None bd · None ba · 2,570 sqft · MultiFamily · 2 Days on market

Built 2026 Excellent condition 8,662 sqft lot

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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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Condition / age +4.8/5.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Gorgeous and spacious new construction duplex featuring modern design and high-quality finishes. Each unit offers 3 bedrooms, 2 bathrooms, a 1-car garage, and a fully fenced backyard for privacy. Built with foam-insulated walls and roof, plus a firewall between units for comfort and sound reduction. Constructed with durable cement backer board beneath the stucco, providing enhanced strength and long-term durability for your investment. Features include quartz countertops, porcelain tile flooring, and LED lighting throughout. Includes front and back lawn, perfect for everyday living. Located in one of Brownsville's fastest-growing areas, near shopping, dining, the Port of Brownsville, SpaceX

Key facts

• Quartz countertops
• Cement backer board
• Foam insulated walls

Tags

• NEW CONSTRUCTION DUPLEX
• FULLY FENCED BACKYARD
• FOAM INSULATED WALLS
• FIREWALL BETWEEN UNITS
• CEMENT BACKER BOARD
• QUARTZ COUNTERTOPS

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Multi-family residential (multiplex 2–10); New construction; Single-story
• Construction: Stucco construction; Slab foundation
• Exterior features: Public water; Public sewer; Located in the Villas at Dana subdivision

Interior

• Flooring: Tile
• Interior features: Electric water heater; Tile flooring

🏗️ New construction. The $440,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $423,014.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $440k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive. Per door: $116/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $399k (9.2% below list).
• Recommended offer: $399k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Gallegos El (math 32% / reading 42%, grade F, #1,769 of 4,322 statewide, top 44%, 396 students, 99% FRL); Garcia Middle (math 17% / reading 33%, grade F, #1,258 of 1,662 statewide, top 77%, 893 students, 87% FRL); Rivera Early College H S (math 12% / reading 38%, grade F, #1,250 of 1,632 statewide, top 77%, 2,254 students, 84% FRL).
• Market conditions: Rents rising (+2.8%/yr); 416 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 $3,994/mo this rent would consume 68% of the median local household income ($71k/yr) (locally 1063% 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 $3k of loan paydown is wiped out by about $13k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $399,400 (9.2% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
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: 0.94% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (median comp): $423,014
• List price: $440,000
• Delta: 4.02%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-54,638
• Equity at exit: $63,073

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-32,080
• Equity at exit: $36,574

Cash invested: $118,444 (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 78526

• Home prices YoY: -12.1%
• Rents YoY: 2.8%
• Active inventory: 416
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $3,994 high
• Mortgage (P&I): −$2,218
• Tax est. 1.5%: −$529 /mo · $6,345/yr
• Insurance: −$176
• HOA: −$0
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $232

Break-even live

Break-even rent $3,700

Max offer price $423,014

Occupancy floor 89%

Sensitivity live

Price	-10% $524	-5% $378	+0% $232	+5% $86	+10% $-60
Rent	-10% $-84	-5% $74	+0% $232	+5% $390	+10% $547
Rate	-1.0pp $445	-0.5pp $339	base $232	+0.5pp $122	+1.0pp $11

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,994
Total (2 units)			$3,994

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: $105,753
• Closing costs: $12,690
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3330 Calle Bolivia Brownsville, TX	3.0	2.5	2090	$2,550	$1.22	45d	1	0.73mi
3453 Burgundy Dr Brownsville, TX	3.0	2.5	2376	$2,200	$0.93	23d	1	1.18mi
3482 Chablis Dr Brownsville, TX	3.0	2.0	2663	$2,150	$0.81	45d	1	1.22mi
2822 Regency Brownsville, TX	3.0	2.0	1966	$2,100	$1.07	15d	1	1.26mi
3247 Noble Dr Brownsville, TX	3.0	2.0	1800	$2,000	$1.11	23d	1	1.35mi
2459 Salerno Dr Brownsville, TX	3.0	3.0	1797	$2,500	$1.39	23d	1	1.37mi
2428 San Marino Dr Brownsville, TX	3.0	3.5	1915	$2,800	$1.46	45d	1	1.42mi

Listing history 18 events

1. 2026-06-22
   days on marketlisting id $440,000 Active 2 DOM
2. 2026-06-18
   days on market $440,000 Active 56 DOM
3. 2026-06-17
   days on market $440,000 Active 55 DOM
4. 2026-06-16
   days on market $440,000 Active 54 DOM
5. 2026-06-15
   days on market $440,000 Active 53 DOM
6. 2026-06-14
   days on market $440,000 Active 51 DOM
7. 2026-06-13
   days on market $440,000 Active 50 DOM
8. 2026-06-10
   days on market $440,000 Active 48 DOM
9. 2026-06-09
   days on market $440,000 Active 47 DOM
10. 2026-06-08
    days on market $440,000 Active 46 DOM
11. 2026-06-07
    days on market $440,000 Active 45 DOM
12. 2026-06-05
    days on market $440,000 Active 42 DOM
13. 2026-06-03
    days on market $440,000 Active 41 DOM
14. 2026-06-02
    days on market $440,000 Active 40 DOM
15. 2026-06-01
    days on market $440,000 Active 39 DOM
16. 2026-05-31
    days on market $440,000 Active 38 DOM
17. 2026-05-30
    days on market $440,000 Active 37 DOM
18. 2026-04-23
    listed $440,000 Active 937-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $47,928
• − Mortgage interest: −$23,695
• − Property taxes: −$6,345
• − Insurance: −$2,115
• − Repairs & maintenance: −$3,834
• − Management: −$3,834
• − Depreciation: −$12,306
• Taxable loss: −$4,202
• Est. tax savings @ 24.0%: +$1,008
• After-tax cash flow: $3,791/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 · 12 photos

Excellent 95/100 None rehab

This modern, new construction duplex is in excellent condition with no visible repairs needed. It offers high-end finishes and a well-maintained exterior, making it an attractive investment for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Add smart home features — Improves convenience and adds modern amenities for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Add smart home features — Improves convenience and adds modern amenities for both buyers and renters. ↑

ⓘ 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): 60,012
• Household income: $70,565
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1063.0

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 45% White 4% Asian 2%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 19% English-only · Spanish 79% Tagalog/Filipino 1%

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: ▼ -30.28%
• Current HPI: 220.5233
• Rent YoY: ▲ 2.77%
• 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

1 event — show timeline

• 2026-04-23 Listed $440,000 RGVMLS