1900 University Blvd · Brownsville, TX 78521

$90,500

2 bd · 2.0 ba · 972 sqft · Other · 656 Days on market

Built 1980 1,017 sqft lot $93/sqft · 5% above area Est $86k · 5% over

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +5.1/15.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity. Nice condo next to the University of Texas at Brownsville. Priced to sell !

Key facts

• Next to university
• Pool
• Built 1980

Tags

• NEXT TO UNIVERSITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $80k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 (+8.2%/yr); 365 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 87% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent runs 31% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $626 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 656 days — a 12% lower offer ($80k) 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 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 656 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. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.89%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $85,987
• List price: $90,500
• Delta: 5.25%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.6%
• Equity multiple: 1.40×
• Total profit: $10,182
• Equity at exit: $13,494

10-year hold

• IRR: 22.6%
• Equity multiple: 3.41×
• Total profit: $60,969
• Equity at exit: $7,825

Cash invested: $25,340 (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: 365
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,163 high
• Mortgage (P&I): −$475
• Tax est. 1.5%: −$113 /mo · $1,358/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $293

Break-even live

Break-even rent $792

Max offer price $90,500

Occupancy floor 70%

Sensitivity live

Price	-10% $356	-5% $325	+0% $293	+5% $262	+10% $231
Rent	-10% $201	-5% $247	+0% $293	+5% $339	+10% $385
Rate	-1.0pp $339	-0.5pp $316	base $293	+0.5pp $270	+1.0pp $246

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: $22,625
• Closing costs: $2,715
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 W University Blvd Brownsville, TX	2.0	1.0	950	$1,300	$1.37	44d	1	0.04mi
1900 W University Blvd #3012 Brownsville, TX	2.0	2.0	980	$1,000	$1.02	44d	1	0.04mi
801 International Blvd Ste B Brownsville, TX	1.0	1.0	1092	$950	$0.87	44d	1	0.34mi
1234 E Jackson St Brownsville, TX	2.0	1.0	640	$800	$1.25	44d	1	0.57mi
913 E Jefferson St Unit D Brownsville, TX	2.0	2.0	1052	$1,400	$1.33	22d	1	0.66mi
634 E 6th St Apt 2 Brownsville, TX	2.0	1.0	713	$1,000	$1.40	44d	1	0.86mi
305 Calle Amistosa Unit L502 Brownsville, TX	1.0	1.0	753	$1,300	$1.73	44d	1	0.92mi
424 E Levee St Unit 1 & 4 Brownsville, TX	1.0	1.0	600	$650	$1.08	14d	1	0.96mi
424 E Levee St Unit 7 Brownsville, TX	1.0	1.0	600	$650	$1.08	44d	1	0.97mi
351 E Saint Charles St Brownsville, TX	1.0	1.0	650	$650	$1.00	44d	1	1.01mi
221 E 3rd St Brownsville, TX	2.0	1.0	850	$1,325	$1.56	44d	1	1.07mi
219 E 3rd St Brownsville, TX	2.0	1.0	900	$1,275	$1.42	44d	1	1.07mi
230 W Jefferson St Brownsville, TX	2.0	1.0	840	$795	$0.95	44d	1	1.44mi
1800 Palm Blvd Unit 101 Brownsville, TX	2.0	1.0	575	$1,050	$1.83	44d	1	1.44mi
508 Truman Dr Unit B Brownsville, TX	3.0	1.0	960	$975	$1.02	44d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $90,500 Active 656 DOM
2. 2026-06-17
   days on market $90,500 Active 655 DOM
3. 2026-06-16
   days on market $90,500 Active 654 DOM
4. 2026-06-15
   days on market $90,500 Active 653 DOM
5. 2026-06-14
   days on market $90,500 Active 651 DOM
6. 2026-06-13
   days on market $90,500 Active 650 DOM
7. 2026-06-10
   days on market $90,500 Active 648 DOM
8. 2026-06-09
   days on market $90,500 Active 647 DOM
9. 2026-06-09
   days on market $90,500 Active 646 DOM
10. 2026-06-07
    days on market $90,500 Active 645 DOM
11. 2026-06-05
    days on market $90,500 Active 642 DOM
12. 2026-06-03
    days on market $90,500 Active 641 DOM
13. 2026-06-02
    days on market $90,500 Active 640 DOM
14. 2026-06-01
    days on market $90,500 Active 639 DOM
15. 2026-05-31
    days on market $90,500 Active 638 DOM
16. 2026-05-30
    days on market $90,500 Active 637 DOM
17. 2024-08-31
    listed $90,500 Active 105-char remark

    Show marketing remark (105 chars)

    Great investment opportunity. Nice condo next to the University of Texas at Brownsville. Priced to sell !

18. 1993-08-17
    soldstatus

ⓘ 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 X (unshaded) · 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: $13,956
• − Mortgage interest: −$5,069
• − Property taxes: −$1,358
• − Insurance: −$452
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,633
• Taxable income: $2,211
• Est. tax owed @ 24.0%: −$531
• After-tax cash flow: $2,990/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): 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

2 events — show timeline

• 2024-08-31 Listed $90,500 RGVMLS
• 1993-08-17 Sold (Public Records) — Public Records

Property tax history

+26.2%/yr

Latest (2025): $10,299 · -9.0% YoY. Source: county tax records.