3823 Rhine River St · Brownsville, TX 78520

$254,990

3 bd · 2.0 ba · 1,522 sqft · SingleFamily · 51 Days on market

Built 2026 Good condition 6,720 sqft lot 2-car garage ↓ 10% 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 +9.4/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting home offers a modern open-concept layout that seamlessly blends the great room, dining room, and kitchen-creating an ideal space for both everyday living and entertaining. The kitchen features a convenient walk-in pantry, standard quartz countertops, and includes LG stainless steel appliances such as a dishwasher and stove. The spacious master bedroom provides comfort and privacy, complete with a large walk-in closet and an additional linen closet for extra storage. A generous laundry room offers ample space for organization and everyday convenience. Stylish 12" x 24" tile flooring flows throughout the main areas, adding a clean, contemporary touch to the home's overall design. Highlights of this home Kitchen with walk-in pantry and standard quartz countertops LG stainless steel dishwasher and stove included The floorplan images provided are for illustrative purposes only and may not represent the exact layout, dimensions, features or options of an available home. All square footage and room dimensions are approximate and vary by elevation. Prices, plans, and terms are effective on the date of publication and are subject to change without notice. See New Home Advisor for Details.

Key facts

• 6,720 sq ft lot
• 2 garage spots
• Built 2026

🏗️ New construction. The $254,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $278,731.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (14.3% below list).
• Recommended offer: $219k (14.3% 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: Villa Nueva El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 361 students, 94% FRL); Stillman Middle (math 26% / reading 43%, grade F, #858 of 1,662 statewide, top 54%, 1,095 students, 68% FRL); Veterans Memorial Early College H S (math 33% / reading 69%, grade D+, #482 of 1,632 statewide, top 30%, 2,172 students, 65% FRL).
• Market conditions: Rents rising fast (+11.4%/yr); 438 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $2,185/mo this rent would consume 52% of the median local household income ($50k/yr) — 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 3 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 $218,527 (14.3% 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 51 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
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 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: 0.78% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $278,731
• List price: $254,990
• Delta: -6.72%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4567 River Oak Cir	0.36mi	3/2.5	1,706 (+12%)	15mo	$297,000	$174	48
2225 El Cielo St	2.00mi	3/2.0	1,380 (-9%)	4mo	$199,000	$144	46
2672 Vienna St	2.20mi	3/2.0	1,520 (-0%)	29mo	$199,000	$131	45
4900 San Fernando Cir	0.35mi	3/2.0	1,802 (+18%)	32mo	$289,000	$160	39
5004 Nueces River Cir	0.32mi	3/2.5	1,852 (+22%)	27mo	$289,000	$156	38
1584 El Astro St	1.98mi	3/2.0	1,092 (-28%)	4mo	$209,000	$191	36
2681 Malta St	2.18mi	3/2.0	1,363 (-10%)	16mo	$230,000	$169	34
2 Shenandoah River Dr	0.51mi	3/2.0	1,311 (-14%)	34mo	$225,000	$172	33
2244 El Cielo St	2.02mi	3/2.0	1,334 (-12%)	14mo	$202,000	$151	33
2716 El Granero St	2.19mi	3/2.0	1,276 (-16%)	27mo	$195,000	$153	20
9 Kansas River Dr	0.67mi	2/2.0 (-1)	1,110 (-27%)	26mo	$205,000	$185	19
2761 Mayorca St	2.14mi	4/2.0 (+1)	1,784 (+17%)	24mo	$199,900	$112	15

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: -16.0%
• Equity multiple: 0.41×
• Total profit: $-46,316
• Equity at exit: $41,560

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-4,027
• Equity at exit: $24,100

Cash invested: $78,045 (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 →

Active competition Active MLS

• For sale now: 26 active · 1 under contract
• Median asking: $296,000 ($179/sqft)
• Median days on market: 70 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +2.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78520

• Home prices YoY: -19.8%
• Rents YoY: 11.4%
• Active inventory: 438
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,185 medium
• Mortgage (P&I): −$1,462
• Tax est. 1.5%: −$348 /mo · $4,181/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-200

Break-even live

Break-even rent $2,438

Max offer price $249,807

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-104	+0% $-200	+5% $-296	+10% $-393
Rent	-10% $-373	-5% $-286	+0% $-200	+5% $-114	+10% $-27
Rate	-1.0pp $-60	-0.5pp $-129	base $-200	+0.5pp $-272	+1.0pp $-346

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: $69,683
• Closing costs: $8,362
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4704 River Oak Cir Brownsville, TX	3.0	2.5	1785	$2,300	$1.29	93d	1	0.25mi
5105 River Dr #5105 , TX	3.0	2.5	1755	$2,300	$1.31	93d	1	0.33mi
4671 River Oak Cir Brownsville, TX	3.0	2.5	1790	$2,300	$1.28	63d	1	0.33mi
33 Shenandoah River Dr Brownsville, TX	2.0	2.0	1579	$2,000	$1.27	63d	1	0.55mi

Property features AI

Finance

• Other: Lot about 0.15 acresSubdivision: THE HEIGHTS AT RIVER BEND II
• HOA & community: Homeowners association with annual fee

Exterior

• Parking: Attached 2-car garage
• Home design: Single family residence (house)New constructionOne story
• Construction: Stone and stucco constructionSlab foundation
• Exterior features: Composition roofPublic waterPublic sewerCable available

Interior

• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central airCeiling fan(s)
• Interior features: Electric water heaterSmoke detector(s)

Listing history 50 events

1. 2026-08-08
   days on market $254,990 Active 51 DOM
2. 2026-08-07
   days on market $254,990 Active 50 DOM
3. 2026-08-06
   days on market $254,990 Active 49 DOM
4. 2026-08-05
   days on market $254,990 Active 48 DOM
5. 2026-08-04
   days on market $254,990 Active 47 DOM
6. 2026-08-03
   days on market $254,990 Active 46 DOM
7. 2026-07-31
   days on market $254,990 Active 43 DOM
8. 2026-07-29
   days on market $254,990 Active 41 DOM
9. 2026-07-27
   days on market $254,990 Active 39 DOM
10. 2026-07-25
    days on market $254,990 Active 37 DOM
11. 2026-07-24
    days on market $254,990 Active 36 DOM
12. 2026-07-23
    days on market $254,990 Active 35 DOM
13. 2026-07-22
    days on market $254,990 Active 34 DOM
14. 2026-07-21
    days on market $254,990 Active 33 DOM
15. 2026-07-18
    days on market $254,990 Active 30 DOM
16. 2026-07-16
    days on market $254,990 Active 28 DOM
17. 2026-07-16
    pricedays on market $254,990 Active 27 DOM
18. 2026-07-14
    days on market $259,990 Active 26 DOM
19. 2026-07-13
    days on market $259,990 Active 25 DOM
20. 2026-07-12
    days on market $259,990 Active 24 DOM
21. 2026-07-11
    days on market $259,990 Active 23 DOM
22. 2026-07-10
    days on market $259,990 Active 22 DOM
23. 2026-07-09
    days on market $259,990 Active 21 DOM
24. 2026-07-08
    days on market $259,990 Active 20 DOM
25. 2026-07-07
    days on market $259,990 Active 19 DOM
26. 2026-07-06
    days on market $259,990 Active 18 DOM
27. 2026-07-05
    days on market $259,990 Active 17 DOM
28. 2026-07-04
    days on market $259,990 Active 16 DOM
29. 2026-07-03
    days on market $259,990 Active 15 DOM
30. 2026-07-02
    days on market $259,990 Active 14 DOM

    Show marketing remark (1229 chars)

    This inviting home offers a modern open-concept layout that seamlessly blends the great room, dining room, and kitchen-creating an ideal space for both everyday living and entertaining. The kitchen features a convenient walk-in pantry, standard quartz countertops, and includes LG stainless steel appliances such as a dishwasher and stove. The spacious master bedroom provides comfort and privacy, complete with a large walk-in closet and an additional linen closet for extra storage. A generous laundry room offers ample space for organization and everyday convenience. Stylish 12" x 24" tile flooring flows throughout the main areas, adding a clean, contemporary touch to the home's overall design. Highlights of this home Kitchen with walk-in pantry and standard quartz countertops LG stainless steel dishwasher and stove included The floorplan images provided are for illustrative purposes only and may not represent the exact layout, dimensions, features or options of an available home. All square footage and room dimensions are approximate and vary by elevation. Prices, plans, and terms are effective on the date of publication and are subject to change without notice. See New Home Advisor for Details.

31. 2026-07-01
    days on market $259,990 Active 13 DOM
32. 2026-06-30
    days on market $259,990 Active 12 DOM
33. 2026-06-29
    days on market $259,990 Active 11 DOM
34. 2026-06-28
    days on market $259,990 Active 10 DOM
35. 2026-06-28
    days on market $259,990 Active 9 DOM
36. 2026-06-27
    days on market $259,990 Active 8 DOM
37. 2026-06-25
    days on market $259,990 Active 6 DOM
38. 2026-06-23
    days on market $259,990 Active 4 DOM
39. 2026-06-22
    days on market $259,990 Active 3 DOM
40. 2026-06-18
    days on marketlisting id $259,990 Active 1 DOM
41. 2026-06-18
    days on market $259,990 Active 63 DOM
42. 2026-06-17
    days on market $259,990 Active 62 DOM
43. 2026-06-16
    days on market $259,990 Active 61 DOM
44. 2026-06-15
    days on market $259,990 Active 60 DOM
45. 2026-06-14
    days on market $259,990 Active 58 DOM
46. 2026-06-13
    days on market $259,990 Active 57 DOM
47. 2026-06-10
    days on market $259,990 Active 55 DOM
48. 2026-06-09
    days on market $259,990 Active 54 DOM
49. 2026-06-09
    days on market $259,990 Active 53 DOM
50. 2026-06-07
    days on market $259,990 Active 52 DOM

ⓘ 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: $26,223
• − Mortgage interest: −$15,613
• − Property taxes: −$4,181
• − Insurance: −$1,394
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$8,109
• Taxable loss: −$7,269
• Est. tax savings @ 24.0%: +$1,745
• After-tax cash flow: $-654/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

Good 80/100 None rehab

This modern single-family home offers a good condition with a good condition score of 80. It is move-in ready with no visible repairs needed and a good ROI potential for both resale and rental.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value. ↑
• Both Landscaping the front yard — Improves curb appeal and enhances the home's aesthetic. ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Villa Nueva El F TX #3,333/4,322 Nat'l #32,000/41,679 Middle Stillman Middle F TX #858/1,662 Nat'l #7,581/14,009 High Veterans Memorial Early College H S D+ TX #482/1,632 Nat'l #5,320/17,239

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

B Composite livability gradescore 79/100

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

• County: Cameron County · 441,603 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Lot about 0.15 acresSubdivision: THE HEIGHTS AT RIVER BEND II
• HOA & community: Homeowners association with annual fee

Exterior

• Parking: Attached 2-car garage
• Home design: Single family residence (house)New constructionOne story
• Construction: Stone and stucco constructionSlab foundation
• Exterior features: Composition roofPublic waterPublic sewerCable available

Interior

• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central airCeiling fan(s)
• Interior features: Electric water heaterSmoke detector(s)

Price history

-9.6% since first listed

7 events — show timeline

• 2026-07-15 Price Changed $254,990 RGVMLS
• 2026-07-02 Price Changed $254,990 Zillow
• 2026-06-24 Relisted — Zillow
• 2026-06-24 Delisted — Zillow
• 2026-06-18 Listed $259,990 RGVMLS
• 2026-04-18 Price Changed $259,990 Zillow
• 2026-04-17 Listed $282,070 Zillow