553 Villanueva Ave · Brownsville, TX 78520

$279,000

3 bd · 1.0 ba · 2,079 sqft · MultiFamily · 59 Days on market

Built 1972 Fair condition 10,260 sqft lot $134/sqft · 93% above area

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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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Investors Opportunity Rental Income and Some TLC Needed. Unit A is the Main Home with Unit B, C & Possibly D which is an Efficiency that need to be completed . Unit B the Owner is an Occupant. Home has hard wood floors throughout the home and spacious bedrooms.

Key facts

• Hard wood floors
• Spacious bedrooms
• 0.24 acre lot

Tags

• HARD WOOD FLOORS
• SPACIOUS BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $279k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $271k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $3,205/mo this rent would consume 77% of the median local household income ($50k/yr) (locally 1800% 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 $2k of loan paydown is wiped out by about $8k 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 $78k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $270,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.15% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $144,894
• List price: $279,000
• Delta: 92.55%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.2%
• Equity multiple: 1.13×
• Total profit: $10,235
• Equity at exit: $41,600

10-year hold

• IRR: 17.1%
• Equity multiple: 2.74×
• Total profit: $135,722
• Equity at exit: $24,123

Cash invested: $78,120 (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: 20.7×

Monthly cashflow live

• Estimated rent: $3,205 medium
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $604

Break-even live

Break-even rent $2,441

Max offer price $279,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,126
▸ 2× units	1	1	$2,080
Total (3 units)			$3,205

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Ebony Ave Brownsville, TX	4.0	3.0	2400	$2,000	$0.83	21d	1	0.70mi
538 Land O Lakes Dr Brownsville, TX	3.0	2.0	1421	$1,600	$1.13	43d	1	1.19mi
164 Robins Ln Brownsville, TX	2.0	2.0	1620	$2,200	$1.36	43d	1	1.30mi
1500 E Madison St Unit 1512 Brownsville, TX	2.0	2.0	1700	$2,200	$1.29	13d	1	1.32mi
1500 E Madison St Unit 1506 Brownsville, TX	3.0	3.0	2313	$2,450	$1.06	13d	1	1.32mi
30 W Monroe St Brownsville, TX	3.0	2.0	2191	$1,500	$0.68	21d	1	1.44mi
35 Cenizo Brownsville, TX	2.0	3.5	1404	$2,500	$1.78	43d	1	1.46mi

Listing history 10 events

1. 2026-06-08
   days on market $279,000 Active 59 DOM
2. 2026-06-07
   days on market $279,000 Active 58 DOM
3. 2026-06-05
   days on market $279,000 Active 55 DOM
4. 2026-06-03
   days on market $279,000 Active 54 DOM
5. 2026-06-02
   days on market $279,000 Active 53 DOM
6. 2026-06-01
   days on market $279,000 Active 52 DOM
7. 2026-05-31
   days on market $279,000 Active 51 DOM
8. 2026-05-30
   days on market $279,000 Active 50 DOM
9. 2026-04-10
   listed $279,000 Active 267-char remark

   Show marketing remark (267 chars)

   Investors Opportunity Rental Income and Some TLC Needed. Unit A is the Main Home with Unit B, C & Possibly D which is an Efficiency that need to be completed . Unit B the Owner is an Occupant. Home has hard wood floors throughout the home and spacious bedrooms.

10. 2026-02-23
    listed $279,000 Active 267-char remark

    Show marketing remark (267 chars)

    Investors Opportunity Rental Income and Some TLC Needed. Unit A is the Main Home with Unit B, C & Possibly D which is an Efficiency that need to be completed . Unit B the Owner is an Occupant. Home has hard wood floors throughout the home and spacious bedrooms.

ⓘ 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: $38,460
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,077
• − Management: −$3,077
• − Depreciation: −$8,116
• Taxable income: $2,982
• Est. tax owed @ 24.0%: −$716
• After-tax cash flow: $6,531/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

Fair 45/100 Moderate rehab

This property requires moderate renovations, including painting, landscaping, and updating the kitchen, to improve its value and appeal to buyers or renters.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major paint — Faded and uneven
• Major kitchen appliances — Outdated and possibly non-functional
• Major windows — Old, possibly single-pane windows
• Major HVAC/mechanicals — No visible photos

Value-add opportunities

• Both paint job — Fresh paint can improve curb appeal and interior aesthetics
• Both landscaping — Well-maintained landscaping can enhance curb appeal and property value
• Both kitchen appliances — Upgrading to modern appliances can increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
paint · Faded and uneven	Major	$15,000–50,000
kitchen appliances · Outdated and possibly non-functional	Major	$15,000–50,000
windows · Old, possibly single-pane windows	Major	$15,000–50,000
HVAC/mechanicals · No visible photos	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both paint job — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both landscaping — Well-maintained landscaping can enhance curb appeal and property value ↑
• Both kitchen appliances — Upgrading to modern appliances can increase both resale and rental value ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-04-10 Listed $279,000 RGVMLS
• 2026-02-23 Listed $279,000 RGVMLS