1900 University Blvd Unit 10F · Brownsville, TX 78520

$105,000

2 bd · 1.5 ba · 1,087 sqft · Condo · 111 Days on market

Built 1980 Fair condition $97/sqft · 22% above area Est $86k · 22% over

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Why this score? — see what drove the F 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).

• 1% rule +7.2/10.0
• Cash flow +6.5/30.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• DSCR +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER FINANCE with 30,000 DOWN Water and Light Included with HOA 2 bed 1.5 bath unit 10f for FOR SALE remodeled with views to resaca and close to university Right now is rented at 1200 a month

Key facts

• Remodeled
• Views to resaca
• Close to university

Tags

• REMODELED
• VIEWS TO RESACA
• CLOSE TO UNIVERSITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.

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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 31% 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 $726 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.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago 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: HOA is 36% 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 $95,550 (9.0% 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 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.22% ✓
• Cap rate: 4.24%
• Cash-on-cash: -7.32%
• DSCR: 0.67
• GRM: 6.8

CMA / ARV

• ARV (median comp): $85,987
• List price: $105,000
• Delta: 22.11%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.3%
• Equity multiple: 0.27×
• Total profit: $-21,345
• Equity at exit: $15,656

10-year hold

• IRR: -0.4%
• Equity multiple: 0.96×
• Total profit: $-1,145
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,285 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA est. from 4 same-building comps: −$469
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-179

Break-even live

Break-even rent $1,512

Max offer price $79,033

Occupancy floor —

Sensitivity live

Price	-10% $-107	-5% $-143	+0% $-179	+5% $-216	+10% $-252
Rent	-10% $-281	-5% $-230	+0% $-179	+5% $-129	+10% $-78
Rate	-1.0pp $-127	-0.5pp $-153	base $-179	+0.5pp $-207	+1.0pp $-234

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	44d	1	0.18mi
1900 W University Blvd #3012 Brownsville, TX	2.0	2.0	980	$1,000	$1.02	44d	1	0.18mi
801 International Blvd Ste B Brownsville, TX	1.0	1.0	1092	$950	$0.87	44d	1	0.49mi
913 E Jefferson St Unit D Brownsville, TX	2.0	2.0	1052	$1,400	$1.33	21d	1	0.81mi
2024 E 19th St Brownsville, TX	3.0	1.0	1259	$2,000	$1.59	21d	1	0.96mi
634 E 6th St Apt 2 Brownsville, TX	2.0	1.0	713	$1,000	$1.40	44d	1	1.01mi
305 Calle Amistosa Unit L502 Brownsville, TX	1.0	1.0	753	$1,300	$1.73	44d	1	1.02mi
835 E Taylor St Unit B Brownsville, TX	3.0	2.0	1150	$1,550	$1.35	44d	1	1.12mi
219 E 3rd St Brownsville, TX	2.0	1.0	900	$1,275	$1.42	44d	1	1.21mi
221 E 3rd St Brownsville, TX	2.0	1.0	850	$1,325	$1.56	44d	1	1.21mi
508 Truman Dr Unit B Brownsville, TX	3.0	1.0	960	$975	$1.02	44d	1	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $105,000 Active 111 DOM
2. 2026-06-17
   days on market $105,000 Active 110 DOM
3. 2026-06-16
   days on market $105,000 Active 109 DOM
4. 2026-06-15
   days on market $105,000 Active 108 DOM
5. 2026-06-14
   days on market $105,000 Active 106 DOM
6. 2026-06-13
   days on market $105,000 Active 105 DOM
7. 2026-06-10
   days on market $105,000 Active 103 DOM
8. 2026-06-09
   days on market $105,000 Active 102 DOM
9. 2026-06-08
   days on market $105,000 Active 101 DOM
10. 2026-06-07
    days on market $105,000 Active 100 DOM
11. 2026-06-05
    days on market $105,000 Active 97 DOM
12. 2026-06-03
    days on market $105,000 Active 96 DOM
13. 2026-06-02
    days on market $105,000 Active 95 DOM
14. 2026-06-01
    days on market $105,000 Active 94 DOM
15. 2026-05-31
    days on market $105,000 Active 93 DOM
16. 2026-05-30
    days on market $105,000 Active 92 DOM
17. 2026-02-11
    listed $105,000 Active 192-char remark

    Show marketing remark (192 chars)

    OWNER FINANCE with 30,000 DOWN Water and Light Included with HOA 2 bed 1.5 bath unit 10f for FOR SALE remodeled with views to resaca and close to university Right now is rented at 1200 a month

18. 2023-03-28
    status Active 38-char remark

    Show marketing remark (38 chars)

    SHOWINGS 24 HRS NOTICE Tenant occupied

19. 2022-06-01
    soldstatus
20. 2022-05-04
    soldstatus Closed 38-char remark

    Show marketing remark (38 chars)

    SHOWINGS 24 HRS NOTICE Tenant occupied

21. 2022-03-10
    listed $89,500
22. 2021-05-17
    listed $89,900 38-char remark

    Show marketing remark (38 chars)

    SHOWINGS 24 HRS NOTICE Tenant occupied

ⓘ 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: $15,420
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − HOA: −$5,628
• − Depreciation: −$3,055
• Taxable loss: −$3,711
• Est. tax savings @ 24.0%: +$891
• After-tax cash flow: $-1,263/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 Cosmetic rehab

This condo is in fair condition with cosmetic updates needed to enhance its appeal and value. Minor repairs and touch-ups can significantly improve its resale and rental potential.

Repairs flagged

• Minor Kitchen backsplash — Appears slightly worn and could be replaced for a fresh look.

Value-add opportunities

• Both Painting and touch-ups throughout — Fresh paint and minor repairs can significantly improve the home's appearance and appeal.
• Both New window screens — New screens can enhance curb appeal and functionality.
• Both Landscaping improvements — Aesthetic improvements can boost both resale and rental value.
• Rental HVAC maintenance — A well-maintained HVAC system is crucial for tenant satisfaction and can prevent costly repairs.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen backsplash · Appears slightly worn and could be replaced for a fresh look.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Painting and touch-ups throughout — Fresh paint and minor repairs can significantly improve the home's appearance and appeal. ↑
• Both New window screens — New screens can enhance curb appeal and functionality. ↑
• Both Landscaping improvements — Aesthetic improvements can boost both resale and rental value. ↑
• Rental HVAC maintenance — A well-maintained HVAC system is crucial for tenant satisfaction and can prevent costly repairs. ↑

ⓘ 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

+16.8% since first listed

6 events — show timeline

• 2026-02-11 Listed $105,000 RGVMLS
• 2023-03-28 Relisted — RGVMLS
• 2022-06-01 Sold (MLS) — RGVMLS
• 2022-05-04 Sold (MLS) — RGVMLS
• 2022-03-10 Listed $89,500 RGVMLS
• 2021-05-17 Listed $89,900 RGVMLS