517 Ruby Red Ln · Brownsville, TX 78520

$159,900

2 bd · 1.0 ba · 918 sqft · SingleFamily public records · 47 Days on market

Built 2005 5,000 sqft lot $174/sqft · at area comps Est $157k · at est. ↓ 3% since listing

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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 +11.3/30.0
• ARV discount +6.7/15.0
• Rent growth +5.0/5.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great little house on the east side of Brownsville near all of the major growth sectors and jobs. This two bedroom, one bath house has a great floorplan and a nice curb appeal. The house has been repainted and remodeled and is ready for a new owner. The house has a large carport with a garage door for privacy and security. The lot is fenced with privacy fencing in the back and chain link fencing in the front. This home has central A/C and heat and tile floors throughout the house.

Key facts

• Remodeled
• Tile floors
• Privacy fencing

Tags

• EAST SIDE OF BROWNSVILLE
• REMODELED
• LARGE CARPORT
• PRIVACY FENCING
• CENTRAL A/C
• TILE FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-58 ($-694/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (6.5% below list).
• Recommended offer: $149k (6.5% 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: 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; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 47 days — a 3% lower offer ($155k) 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,497 (6.5% 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. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 8.9

CMA / ARV

• ARV (median comp): $156,982
• List price: $159,900
• Delta: 1.86%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.7%
• Equity multiple: 0.52×
• Total profit: $-21,587
• Equity at exit: $23,842

10-year hold

• IRR: 3.2%
• Equity multiple: 1.29×
• Total profit: $12,846
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$334 /mo · $4,004/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-58

Break-even live

Break-even rent $1,568

Max offer price $149,689

Occupancy floor 99%

Sensitivity live

Price	-10% $33	-5% $-13	+0% $-58	+5% $-103	+10% $-148
Rent	-10% $-176	-5% $-117	+0% $-58	+5% $1	+10% $60
Rate	-1.0pp $23	-0.5pp $-17	base $-58	+0.5pp $-99	+1.0pp $-141

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
365 Mango Ln Brownsville, TX	3.0	2.0	1012	$1,400	$1.38	14d	1	0.09mi
250 Kiwi Brownsville, TX	3.0	2.0	1033	$1,400	$1.36	22d	1	0.63mi

Listing history 7 events

1. 2026-04-21
   status Active 485-char remark

   Show marketing remark (485 chars)

   Great little house on the east side of Brownsville near all of the major growth sectors and jobs. This two bedroom, one bath house has a great floorplan and a nice curb appeal. The house has been repainted and remodeled and is ready for a new owner. The house has a large carport with a garage door for privacy and security. The lot is fenced with privacy fencing in the back and chain link fencing in the front. This home has central A/C and heat and tile floors throughout the house.

2. 2026-03-15
   status Pending 485-char remark

   Show marketing remark (485 chars)

   Great little house on the east side of Brownsville near all of the major growth sectors and jobs. This two bedroom, one bath house has a great floorplan and a nice curb appeal. The house has been repainted and remodeled and is ready for a new owner. The house has a large carport with a garage door for privacy and security. The lot is fenced with privacy fencing in the back and chain link fencing in the front. This home has central A/C and heat and tile floors throughout the house.

3. 2026-03-02
   price $159,900 485-char remark

   Show marketing remark (485 chars)

   Great little house on the east side of Brownsville near all of the major growth sectors and jobs. This two bedroom, one bath house has a great floorplan and a nice curb appeal. The house has been repainted and remodeled and is ready for a new owner. The house has a large carport with a garage door for privacy and security. The lot is fenced with privacy fencing in the back and chain link fencing in the front. This home has central A/C and heat and tile floors throughout the house.

4. 2026-02-20
   listed $164,900 Active 485-char remark

   Show marketing remark (485 chars)

   Great little house on the east side of Brownsville near all of the major growth sectors and jobs. This two bedroom, one bath house has a great floorplan and a nice curb appeal. The house has been repainted and remodeled and is ready for a new owner. The house has a large carport with a garage door for privacy and security. The lot is fenced with privacy fencing in the back and chain link fencing in the front. This home has central A/C and heat and tile floors throughout the house.

5. 2006-01-13
   soldstatus
6. 2005-08-10
   soldstatus
7. 1998-04-21
   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: $4,004 · $334/mo
• Projected year-2 tax: $4,004 · $334/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,940
• − Mortgage interest: −$8,957
• − Property taxes: −$4,004
• − Insurance: −$800
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$4,652
• Taxable loss: −$3,343
• Est. tax savings @ 24.0%: +$802
• After-tax cash flow: $109/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): 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

-3.0% since first listed

7 events — show timeline

• 2026-04-21 Relisted — RGVMLS
• 2026-03-15 Pending — RGVMLS
• 2026-03-02 Price Changed $159,900 RGVMLS
• 2026-02-20 Listed $164,900 RGVMLS
• 2006-01-13 Sold (Public Records) — Public Records
• 2005-08-10 Sold (Public Records) — Public Records
• 1998-04-21 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $4,004 · -8.9% YoY. Source: county tax records.