1944 W University Blvd Unit 1B · Brownsville, TX 78520

$85,000

3 bd · 2.0 ba · 1,101 sqft · Condo · 269 Days on market

Built 1980 Fair condition $77/sqft · at area comps Est $86k · at est. $475/mo HOA · 32% of rent ↓ 15% since listing

---

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 +20.6/30.0
• 1% rule +10.0/10.0
• ARV discount +8.0/15.0
• DSCR +6.6/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your 3BD/2BA First-Floor Corner Condo is finally Available!! Excellent Location!! Surrounded by Beautiful landscaping, mature trees, resaca and sparkling swimming pool. Next to International Bridge, walking distance to UTRGV and TSC as well as downtown restaurants and amenities. 30-minute estimated drive to SpaceX and South Padre Island. Currently generating monthly rental income. HOA fees $475 include Water/Insurance/Pest Control/Trash/Ground Maintenance/Pool. Electricity not included. Parking space (1) in front and another (1) on the side of unit. Laundry mat on premises.

Key facts

• Pool
• Beautiful resaca
• $475 HOA

Tags

• WALKING DISTANCE TO UTRGV
• WALKING DISTANCE TO TSC
• POOL
• BEAUTIFUL RESACA
• LAUNDRY MAT ON THE PREMISES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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).
• This rent runs 36% of the median local income ($50k/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 $588 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.75% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 4.8

CMA / ARV

• ARV (median comp): $85,987
• List price: $85,000
• Delta: -1.15%
• 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: 1.7%
• Equity multiple: 1.07×
• Total profit: $1,672
• Equity at exit: $12,674

10-year hold

• IRR: 17.8%
• Equity multiple: 3.01×
• Total profit: $47,901
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$475
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $114

Break-even live

Break-even rent $1,345

Max offer price $85,000

Occupancy floor 87%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	43d	1	0.22mi
1900 W University Blvd #3012 Brownsville, TX	2.0	2.0	980	$1,000	$1.02	43d	1	0.22mi
913 E Jefferson St Unit D Brownsville, TX	2.0	2.0	1052	$1,400	$1.33	21d	1	0.84mi
2024 E 19th St Brownsville, TX	3.0	1.0	1259	$2,000	$1.59	21d	1	0.91mi
634 E 6th St Apt 2 Brownsville, TX	2.0	1.0	713	$1,000	$1.40	43d	1	1.05mi
835 E Taylor St Unit B Brownsville, TX	3.0	2.0	1150	$1,550	$1.35	43d	1	1.13mi
219 E 3rd St Brownsville, TX	2.0	1.0	900	$1,275	$1.42	43d	1	1.26mi
221 E 3rd St Brownsville, TX	2.0	1.0	850	$1,325	$1.56	43d	1	1.26mi
508 Truman Dr Unit B Brownsville, TX	3.0	1.0	960	$975	$1.02	43d	1	1.43mi

HOA detail condo

• Monthly dues: $475 · $5,700/yr
• Likely covers: watertrashelectriclandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $85,000 Active 269 DOM
2. 2026-06-17
   days on market $85,000 Active 268 DOM
3. 2026-06-16
   days on market $85,000 Active 267 DOM
4. 2026-06-15
   days on market $85,000 Active 266 DOM
5. 2026-06-14
   days on market $85,000 Active 264 DOM
6. 2026-06-13
   days on market $85,000 Active 263 DOM
7. 2026-06-10
   days on market $85,000 Active 261 DOM
8. 2026-06-09
   days on market $85,000 Active 260 DOM
9. 2026-06-08
   days on market $85,000 Active 259 DOM
10. 2026-06-07
    days on market $85,000 Active 258 DOM
11. 2026-06-05
    days on market $85,000 Active 255 DOM
12. 2026-06-03
    days on market $85,000 Active 254 DOM
13. 2026-06-02
    days on market $85,000 Active 253 DOM
14. 2026-06-01
    days on market $85,000 Active 252 DOM
15. 2026-05-31
    days on market $85,000 Active 251 DOM
16. 2026-05-30
    days on market $85,000 Active 250 DOM
17. 2026-02-07
    price $85,000 580-char remark

    Show marketing remark (580 chars)

    Your 3BD/2BA First-Floor Corner Condo is finally Available!! Excellent Location!! Surrounded by Beautiful landscaping, mature trees, resaca and sparkling swimming pool. Next to International Bridge, walking distance to UTRGV and TSC as well as downtown restaurants and amenities. 30-minute estimated drive to SpaceX and South Padre Island. Currently generating monthly rental income. HOA fees $475 include Water/Insurance/Pest Control/Trash/Ground Maintenance/Pool. Electricity not included. Parking space (1) in front and another (1) on the side of unit. Laundry mat on premises.

18. 2026-02-07
    price $85,000 580-char remark

    Show marketing remark (580 chars)

    Your 3BD/2BA First-Floor Corner Condo is finally Available!! Excellent Location!! Surrounded by Beautiful landscaping, mature trees, resaca and sparkling swimming pool. Next to International Bridge, walking distance to UTRGV and TSC as well as downtown restaurants and amenities. 30-minute estimated drive to SpaceX and South Padre Island. Currently generating monthly rental income. HOA fees $475 include Water/Insurance/Pest Control/Trash/Ground Maintenance/Pool. Electricity not included. Parking space (1) in front and another (1) on the side of unit. Laundry mat on premises.

19. 2026-01-02
    price $89,900 580-char remark

    Show marketing remark (580 chars)

    Your 3BD/2BA First-Floor Corner Condo is finally Available!! Excellent Location!! Surrounded by Beautiful landscaping, mature trees, resaca and sparkling swimming pool. Next to International Bridge, walking distance to UTRGV and TSC as well as downtown restaurants and amenities. 30-minute estimated drive to SpaceX and South Padre Island. Currently generating monthly rental income. HOA fees $475 include Water/Insurance/Pest Control/Trash/Ground Maintenance/Pool. Electricity not included. Parking space (1) in front and another (1) on the side of unit. Laundry mat on premises.

20. 2026-01-02
    price $89,900 580-char remark

    Show marketing remark (580 chars)

    Your 3BD/2BA First-Floor Corner Condo is finally Available!! Excellent Location!! Surrounded by Beautiful landscaping, mature trees, resaca and sparkling swimming pool. Next to International Bridge, walking distance to UTRGV and TSC as well as downtown restaurants and amenities. 30-minute estimated drive to SpaceX and South Padre Island. Currently generating monthly rental income. HOA fees $475 include Water/Insurance/Pest Control/Trash/Ground Maintenance/Pool. Electricity not included. Parking space (1) in front and another (1) on the side of unit. Laundry mat on premises.

21. 2025-12-12
    price $94,900 580-char remark

    Show marketing remark (580 chars)

    Your 3BD/2BA First-Floor Corner Condo is finally Available!! Excellent Location!! Surrounded by Beautiful landscaping, mature trees, resaca and sparkling swimming pool. Next to International Bridge, walking distance to UTRGV and TSC as well as downtown restaurants and amenities. 30-minute estimated drive to SpaceX and South Padre Island. Currently generating monthly rental income. HOA fees $475 include Water/Insurance/Pest Control/Trash/Ground Maintenance/Pool. Electricity not included. Parking space (1) in front and another (1) on the side of unit. Laundry mat on premises.

22. 2025-12-12
    price $94,900 580-char remark

    Show marketing remark (580 chars)

    Your 3BD/2BA First-Floor Corner Condo is finally Available!! Excellent Location!! Surrounded by Beautiful landscaping, mature trees, resaca and sparkling swimming pool. Next to International Bridge, walking distance to UTRGV and TSC as well as downtown restaurants and amenities. 30-minute estimated drive to SpaceX and South Padre Island. Currently generating monthly rental income. HOA fees $475 include Water/Insurance/Pest Control/Trash/Ground Maintenance/Pool. Electricity not included. Parking space (1) in front and another (1) on the side of unit. Laundry mat on premises.

23. 2025-11-07
    price $97,900 580-char remark

    Show marketing remark (580 chars)

    Your 3BD/2BA First-Floor Corner Condo is finally Available!! Excellent Location!! Surrounded by Beautiful landscaping, mature trees, resaca and sparkling swimming pool. Next to International Bridge, walking distance to UTRGV and TSC as well as downtown restaurants and amenities. 30-minute estimated drive to SpaceX and South Padre Island. Currently generating monthly rental income. HOA fees $475 include Water/Insurance/Pest Control/Trash/Ground Maintenance/Pool. Electricity not included. Parking space (1) in front and another (1) on the side of unit. Laundry mat on premises.

24. 2025-11-07
    price $97,900 580-char remark

    Show marketing remark (580 chars)

    Your 3BD/2BA First-Floor Corner Condo is finally Available!! Excellent Location!! Surrounded by Beautiful landscaping, mature trees, resaca and sparkling swimming pool. Next to International Bridge, walking distance to UTRGV and TSC as well as downtown restaurants and amenities. 30-minute estimated drive to SpaceX and South Padre Island. Currently generating monthly rental income. HOA fees $475 include Water/Insurance/Pest Control/Trash/Ground Maintenance/Pool. Electricity not included. Parking space (1) in front and another (1) on the side of unit. Laundry mat on premises.

25. 2025-09-22
    listed $100,000 Active 580-char remark

    Show marketing remark (580 chars)

    Your 3BD/2BA First-Floor Corner Condo is finally Available!! Excellent Location!! Surrounded by Beautiful landscaping, mature trees, resaca and sparkling swimming pool. Next to International Bridge, walking distance to UTRGV and TSC as well as downtown restaurants and amenities. 30-minute estimated drive to SpaceX and South Padre Island. Currently generating monthly rental income. HOA fees $475 include Water/Insurance/Pest Control/Trash/Ground Maintenance/Pool. Electricity not included. Parking space (1) in front and another (1) on the side of unit. Laundry mat on premises.

26. 2025-09-22
    listed $100,000 Active 580-char remark

    Show marketing remark (580 chars)

    Your 3BD/2BA First-Floor Corner Condo is finally Available!! Excellent Location!! Surrounded by Beautiful landscaping, mature trees, resaca and sparkling swimming pool. Next to International Bridge, walking distance to UTRGV and TSC as well as downtown restaurants and amenities. 30-minute estimated drive to SpaceX and South Padre Island. Currently generating monthly rental income. HOA fees $475 include Water/Insurance/Pest Control/Trash/Ground Maintenance/Pool. Electricity not included. Parking space (1) in front and another (1) on the side of unit. Laundry mat on premises.

ⓘ 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 2/10 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: $17,870
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − HOA: −$5,700
• − Depreciation: −$2,473
• Taxable income: $376
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $1,278/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 · 7 photos

Fair 45/100 Moderate rehab

This 3BD/2BA condo requires moderate renovations, focusing on updating the kitchen and bathroom. The location is excellent, with a beautiful pool and walking distance to amenities. Paint and updates will significantly enhance its value.

Repairs flagged

• Minor kitchen cabinets — Some items on countertops
• Minor bathroom sink — Simple fixtures

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics
• Both Replace bathroom sink — Modern sink improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Some items on countertops	Minor	$500–3,000
bathroom sink · Simple fixtures	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics ↑
• Both Replace bathroom sink — Modern sink improves functionality and aesthetics ↑

ⓘ 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

-15.0% since first listed

10 events — show timeline

• 2026-02-07 Price Changed $85,000 RGVMLS
• 2026-02-07 Price Changed $85,000 MCALLENMLS
• 2026-01-02 Price Changed $89,900 RGVMLS
• 2026-01-02 Price Changed $89,900 MCALLENMLS
• 2025-12-12 Price Changed $94,900 RGVMLS
• 2025-12-12 Price Changed $94,900 MCALLENMLS
• 2025-11-07 Price Changed $97,900 RGVMLS
• 2025-11-07 Price Changed $97,900 MCALLENMLS
• 2025-09-22 Listed $100,000 RGVMLS
• 2025-09-22 Listed $100,000 MCALLENMLS