424 Rey Salomon St · Brownsville, TX 78521

$199,900

3 bd · 2.0 ba · 1,209 sqft · SingleFamily public records · 4 Days on market

Built 2000 8,843 sqft lot $165/sqft · at area comps Est $193k · at est.

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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 +10.2/30.0
• ARV discount +5.9/15.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This move-in ready starter home has been recently freshened up with touched-up paint and minor updates, making it a great option for buyers looking for a clean and comfortable space. The open-concept layout connects the kitchen and living area, creating a functional flow for both daily living and casual gatherings, and the kitchen includes a pass-through bar that adds extra seating and convenience. Light, neutral tones give the home a bright and welcoming feel throughout, and all bedrooms include ceiling fans for added comfort. With four bedrooms—a rare find in this price range—the layout offers flexibility for a home office, guests, or growing needs. The home sits on a large co

Key facts

• Pass-through bar
• Large corner lot
• Near quality schools

Tags

• OPEN-CONCEPT LAYOUT
• PASS-THROUGH BAR
• LARGE CORNER LOT
• SPACIOUS FENCED BACKYARD
• NEAR QUALITY SCHOOLS
• EASY COMMUTE TO SPACEX

Property features AI

Finance

• Other: Residential property in Brownsville, TX
• Financial info: No financial details provided
• HOA & community: Subdivision: VILLA DEL REY

Exterior

• Parking: Attached garage with 1 parking space
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story; House; Entry level on main floor
• Construction: Brick veneer exterior; Composition roof; Slab foundation; Built in recent years (year not specified)
• Exterior features: Covered patio/porch; Corner lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedrooms located on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater; Ceiling fans throughout
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (20.8% below list).
• Recommended offer: $158k (20.8% below list) — sets the bar for 1% rule.

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; 19 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).
• This rent runs 43% 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,418 (20.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.79% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 10.5

CMA / ARV

• ARV (median comp): $192,886
• List price: $199,900
• Delta: 3.64%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
463 Rey Salomon St	0.05mi	3/2.0	1,181 (-2%)	5mo	$190,000	$161	90
4419 Pine Ln	0.55mi	2/1.0 (-1)	1,088 (-10%)	15mo	$169,000	$155	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: -15.0%
• Equity multiple: 0.44×
• Total profit: $-31,322
• Equity at exit: $29,806

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $1,468
• Equity at exit: $17,284

Cash invested: $55,972 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$235 /mo · $2,818/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-115

Break-even live

Break-even rent $1,730

Max offer price $179,606

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-58	+0% $-115	+5% $-171	+10% $-228
Rent	-10% $-240	-5% $-177	+0% $-115	+5% $-52	+10% $10
Rate	-1.0pp $-14	-0.5pp $-64	base $-115	+0.5pp $-167	+1.0pp $-219

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 Creekbend Dr Brownsville, TX	3.0	2.0	1451	$2,600	$1.79	23d	1	0.27mi
120 Galonsky St Unit G3 Brownsville, TX	2.0	2.5	1224	$1,325	$1.08	23d	1	0.70mi
538 Land O Lakes Dr Brownsville, TX	3.0	2.0	1421	$1,600	$1.13	45d	1	0.73mi
15 Corine Cir Brownsville, TX	3.0	1.0	1337	$1,200	$0.90	15d	1	0.81mi
50 Galonsky St Unit 3 Brownsville, TX	2.0	2.0	952	$1,100	$1.16	45d	1	0.82mi
3744 Boca Chica Blvd Unit 100F Brownsville, TX	2.0	2.0	980	$1,500	$1.53	23d	1	0.92mi
2021 Westminster Cir Brownsville, TX	2.0	2.0	1109	$1,300	$1.17	45d	1	0.95mi
4650 Bowie Rd Brownsville, TX	1.0–3.0	1.0–2.0	955	$1,055	$1.10	45d	1	1.06mi
1134 Kelsey Dr Unit D Brownsville, TX	3.0	1.0	870	$875	$1.01	45d	1	1.16mi
2100 Old Port Isabel Rd Unit 22 Brownsville, TX	3.0	1.0	800	$900	$1.12	23d	1	1.16mi
2100 Old Port Isabel Rd Unit 22 Brownsville, TX	3.0	1.0	800	$900	$1.12	45d	1	1.16mi
2100 Old Port Isabel Rd Brownsville, TX	3.0	1.0	850	$700	$0.82	23d	1	1.16mi
2025 Old Port Isabel Rd Brownsville, TX	2.0	1.0	865	$975	$1.13	23d	1	1.19mi
170 Pearl Dr Brownsville, TX	3.0	2.0	1291	$1,600	$1.24	23d	1	1.21mi
3901 Las Palmas Cir Brownsville, TX	2.0	2.0	1208	$1,600	$1.32	23d	1	1.25mi
2D Palmetto Ct Unit 2D Brownsville, TX	3.0	2.0	1360	$1,450	$1.07	23d	1	1.30mi
235 S Clubhouse Rd Unit NA Brownsville, TX	4.0	2.0	1256	$2,100	$1.67	45d	1	1.33mi
16 Palmetto Ct Brownsville, TX	2.0	1.5	1024	$1,100	$1.07	23d	1	1.36mi
2815 E Price Rd Unit 104 Brownsville, TX	2.0	2.5	1123	$1,350	$1.20	23d	1	1.37mi

Listing history 3 events

1. 2026-05-13
   status Pending 1008-char remark
2. 2026-05-02
   listed $199,900 Active 1008-char remark
3. 2005-05-23
   soldstatus

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,818 · $235/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$841/yr (+$70/mo · 29.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥110°F today · 24 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: $19,010
• − Mortgage interest: −$11,198
• − Property taxes: −$2,818
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$5,815
• Taxable loss: −$4,861
• Est. tax savings @ 24.0%: +$1,167
• After-tax cash flow: $-212/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

3 events — show timeline

• 2026-05-13 Pending — RGVMLS
• 2026-05-02 Listed $199,900 RGVMLS
• 2005-05-23 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,818 · +0.2% YoY. Source: county tax records.