3821 Rey Fausto Dr · Brownsville, TX 78521

$195,000

3 bd · 1.0 ba · 1,355 sqft · SingleFamily · 216 Days on market

Built 2000 Average condition 5,009 sqft lot $144/sqft · 9% above area Est $179k · 9% over

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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 +15.4/30.0
• DSCR +4.7/10.0
• Rent growth +4.5/5.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• ARV discount +3.6/15.0
• Condition / age +2.8/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home situated in a highly sought-after established area. Home is cozy with comfortable living space. Spacious backyard with outdoor patio. Second patio on the north side of the house accessible through kitchen. Attached laundry room/storage accessed outside. 3rd bedroom was meant to be main bedroom and has a room with setup for bathroom to be installed currently used as a second closet, has sliding door to backyard patio. Driveway accommodates two vehicles. Roof replaced approximately 3 years, water heater recently replaced. Great centralized location! 30 minutes away from Space-X, 35 minutes from South Padre Island, and less than 15 minutes from downtown Brownsville. Bring all offers.

Key facts

• Spacious backyard
• Outdoor patio
• Roof replaced

Tags

• SPACIOUS BACKYARD
• OUTDOOR PATIO
• ATTACHED LAUNDRY ROOM
• SLIDING DOOR TO BACKYARD PATIO
• ROOF REPLACED
• WATER HEATER RECENTLY REPLACED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $76 ($916/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 $180k (7.6% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: Gonzalez El (math 17% / reading 24%, grade F, #3,515 of 4,322 statewide, top 82%, 653 students, 91% FRL); Perkins Middle (math 11% / reading 18%, grade F, #1,583 of 1,662 statewide, top 96%, 571 students, 96% 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 fast (+8.2%/yr); 366 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $1,802/mo this rent would consume 49% of the median local household income ($45k/yr) (locally 2682% 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 $1k of loan paydown is wiped out by about $6k 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 216 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.92% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.68%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $179,373
• List price: $195,000
• Delta: 8.71%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
463 Rey Salomon St	0.73mi	3/2.0	1,181 (-13%)	5mo	$190,000	$161	36

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: -8.2%
• Equity multiple: 0.69×
• Total profit: $-17,185
• Equity at exit: $29,075

10-year hold

• IRR: 6.9%
• Equity multiple: 1.64×
• Total profit: $34,759
• Equity at exit: $16,860

Cash invested: $54,600 (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 78521

• Home prices YoY: -26.0%
• Rents YoY: 8.2%
• Active inventory: 366
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $76

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 91%

Sensitivity live

Price	-10% $211	-5% $144	+0% $76	+5% $9	+10% $-58
Rent	-10% $-66	-5% $5	+0% $76	+5% $148	+10% $219
Rate	-1.0pp $175	-0.5pp $126	base $76	+0.5pp $26	+1.0pp $-26

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4021 Westland Dr Brownsville, TX	3.0	2.0	1586	$2,200	$1.39	15d	1	0.20mi
2021 Westminster Cir Brownsville, TX	2.0	2.0	1109	$1,300	$1.17	45d	1	0.54mi
328 Creekbend Dr Brownsville, TX	3.0	2.0	1451	$2,600	$1.79	23d	1	0.90mi
2600 Elyssa Dr Brownsville, TX	3.0	2.0	1216	$1,850	$1.52	15d	1	1.05mi
538 Land O Lakes Dr Brownsville, TX	3.0	2.0	1421	$1,600	$1.13	45d	1	1.10mi
3901 Las Palmas Cir Brownsville, TX	2.0	2.0	1208	$1,600	$1.32	23d	1	1.22mi
3552 Old Port Isabel Rd Unit A Brownsville, TX	2.0	2.0	1500	$1,600	$1.07	45d	1	1.23mi
2888 Seville Blvd Brownsville, TX	3.0	2.0	1456	$1,650	$1.13	23d	1	1.28mi
2D Palmetto Ct Unit 2D Brownsville, TX	3.0	2.0	1360	$1,450	$1.07	23d	1	1.28mi
2834 Boardwalk Brownsville, TX	3.0	2.0	1314	$1,800	$1.37	23d	1	1.32mi
16 Palmetto Ct Brownsville, TX	2.0	1.5	1024	$1,100	$1.07	23d	1	1.32mi
15 Corine Cir Brownsville, TX	3.0	1.0	1337	$1,200	$0.90	15d	1	1.35mi
2700 Farm to Market Road 802 Brownsville, TX	1.0–3.0	1.0–2.0	990	$2,002	$2.02	15d	8	1.41mi
844 Jenny Cir Brownsville, TX	4.0	2.0	1755	$2,250	$1.28	23d	1	1.42mi
2815 E Price Rd Unit 104 Brownsville, TX	2.0	2.5	1123	$1,350	$1.20	23d	1	1.42mi
120 Galonsky St Unit G3 Brownsville, TX	2.0	2.5	1224	$1,325	$1.08	23d	1	1.43mi
1625 Res St Brownsville, TX	3.0	2.0	1504	$1,800	$1.20	45d	1	1.45mi
3109 Ascension Dr Brownsville, TX	3.0	2.0	1632	$1,800	$1.10	45d	1	1.46mi

Listing history 18 events

1. 2026-06-22
   days on market $195,000 Active 216 DOM
2. 2026-06-18
   days on market $195,000 Active 213 DOM
3. 2026-06-17
   days on market $195,000 Active 212 DOM
4. 2026-06-16
   days on market $195,000 Active 211 DOM
5. 2026-06-15
   days on market $195,000 Active 210 DOM
6. 2026-06-14
   days on market $195,000 Active 208 DOM
7. 2026-06-13
   days on market $195,000 Active 207 DOM
8. 2026-06-10
   days on market $195,000 Active 205 DOM
9. 2026-06-09
   days on market $195,000 Active 204 DOM
10. 2026-06-08
    days on market $195,000 Active 203 DOM
11. 2026-06-07
    days on market $195,000 Active 202 DOM
12. 2026-06-05
    days on market $195,000 Active 199 DOM
13. 2026-06-03
    days on market $195,000 Active 198 DOM
14. 2026-06-02
    days on market $195,000 Active 197 DOM
15. 2026-06-01
    days on market $195,000 Active 196 DOM
16. 2026-05-31
    days on market $195,000 Active 195 DOM
17. 2026-05-30
    days on market $195,000 Active 194 DOM
18. 2025-11-17
    listed $195,000 Active 703-char remark

    Show marketing remark (703 chars)

    Charming home situated in a highly sought-after established area. Home is cozy with comfortable living space. Spacious backyard with outdoor patio. Second patio on the north side of the house accessible through kitchen. Attached laundry room/storage accessed outside. 3rd bedroom was meant to be main bedroom and has a room with setup for bathroom to be installed currently used as a second closet, has sliding door to backyard patio. Driveway accommodates two vehicles. Roof replaced approximately 3 years, water heater recently replaced. Great centralized location! 30 minutes away from Space-X, 35 minutes from South Padre Island, and less than 15 minutes from downtown Brownsville. Bring all offers.

ⓘ 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 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 20 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: $21,629
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$5,673
• Taxable loss: −$2,327
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $1,474/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

Average 55/100 Moderate rehab

This home requires moderate updates to the kitchen and bathrooms, but is otherwise in average condition. The property is located in a desirable area and has a spacious backyard, making it a good investment opportunity.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen countertops — dated and in need of updating
• Minor bathroom fixtures — standard fixtures

Value-add opportunities

• Resale update kitchen cabinetry and countertops — modernizing the kitchen would attract more buyers
• Resale paint interior walls — fresh paint can make a significant difference in a home's appeal
• Resale update bathroom fixtures — newer fixtures can improve the home's overall look

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen countertops · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale update kitchen cabinetry and countertops — modernizing the kitchen would attract more buyers ↑
• Resale paint interior walls — fresh paint can make a significant difference in a home's appeal ↑
• Resale update bathroom fixtures — newer fixtures can improve the home's overall look ↑

ⓘ 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): 87,380
• Household income: $44,509
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 2682.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 45% White 3%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 30% · Canada
• Languages at home: 12% English-only · Spanish 88%

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: ▼ -81.45%
• Current HPI: 232.1072
• Rent YoY: ▲ 8.19%
• 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

• 2025-11-17 Listed $195,000 RGVMLS