1900 University Blvd Unit 4008 · Brownsville, TX 78520

$105,000

2 bd · 1.0 ba · 825 sqft · SingleFamily · 318 Days on market

Built 1980 Good condition 1.00 ac lot $127/sqft · 67% 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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious unit features 2 bedrooms, 1 bathroom, and a balcony that encourages relaxing evening sunset viewing. Close proximity to Space X. Walking distance to UTRGV, TSC, & downtown Brownsville. Water, electricity, trash, access to common areas including a pool, and on-site laundry are all included with the monthly rent. Perfect for Space X employees, University students, staff, or if you are looking to enjoy the beautiful and growing Downtown Brownsville.

Key facts

• Balcony
• Pool
• Pool

Tags

• BALCONY
• CLOSE PROXIMITY TO SPACE X
• WALKING DISTANCE TO UTRGV
• WALKING DISTANCE TO TSC
• ACCESS TO COMMON AREAS
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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).

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.73%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $62,876
• List price: $105,000
• Delta: 67.00%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1537 E Harrison St	0.57mi	2/1.0	864 (+5%)	8mo	$149,000	$172	59

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: 2.4%
• Equity multiple: 1.10×
• Total profit: $2,913
• Equity at exit: $15,656

10-year hold

• IRR: 16.4%
• Equity multiple: 2.66×
• Total profit: $48,760
• 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: 7.4×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $214

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 77%

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 W University Blvd #3012 Brownsville, TX	2.0	2.0	980	$1,000	$1.02	43d	1	0.03mi
1900 W University Blvd Brownsville, TX	2.0	1.0	950	$1,300	$1.37	43d	1	0.03mi
801 International Blvd Ste B Brownsville, TX	1.0	1.0	1092	$950	$0.87	43d	1	0.34mi
1234 E Jackson St Brownsville, TX	2.0	1.0	640	$800	$1.25	43d	1	0.57mi
913 E Jefferson St Unit D Brownsville, TX	2.0	2.0	1052	$1,400	$1.33	21d	1	0.64mi
634 E 6th St Apt 2 Brownsville, TX	2.0	1.0	713	$1,000	$1.40	43d	1	0.83mi
305 Calle Amistosa Unit L502 Brownsville, TX	1.0	1.0	753	$1,300	$1.73	43d	1	0.86mi
424 E Levee St Unit 1 & 4 Brownsville, TX	1.0	1.0	600	$650	$1.08	13d	1	0.92mi
424 E Levee St Unit 7 Brownsville, TX	1.0	1.0	600	$650	$1.08	43d	1	0.92mi
351 E Saint Charles St Brownsville, TX	1.0	1.0	650	$650	$1.00	43d	1	0.96mi
219 E 3rd St Brownsville, TX	2.0	1.0	900	$1,275	$1.42	43d	1	1.03mi
221 E 3rd St Brownsville, TX	2.0	1.0	850	$1,325	$1.56	43d	1	1.03mi
230 W Jefferson St Brownsville, TX	2.0	1.0	840	$795	$0.95	43d	1	1.40mi
1800 Palm Blvd Unit 101 Brownsville, TX	2.0	1.0	575	$1,050	$1.83	43d	1	1.43mi

Listing history 23 events

1. 2026-06-18
   days on market $105,000 Active 318 DOM
2. 2026-06-17
   days on market $105,000 Active 317 DOM
3. 2026-06-16
   pricedays on market $105,000 Active 316 DOM
4. 2026-06-15
   days on market $112,900 Active 315 DOM
5. 2026-06-14
   days on market $112,900 Active 313 DOM
6. 2026-06-13
   days on market $112,900 Active 312 DOM
7. 2026-06-10
   days on market $112,900 Active 310 DOM
8. 2026-06-09
   days on market $112,900 Active 309 DOM
9. 2026-06-09
   days on market $112,900 Active 308 DOM
10. 2026-06-07
    days on market $112,900 Active 307 DOM
11. 2026-06-05
    days on market $112,900 Active 304 DOM
12. 2026-06-03
    days on market $112,900 Active 303 DOM
13. 2026-06-02
    days on market $112,900 Active 302 DOM
14. 2026-06-01
    days on market $112,900 Active 301 DOM
15. 2026-05-31
    days on market $112,900 Active 300 DOM
16. 2026-05-30
    days on market $112,900 Active 299 DOM
17. 2026-04-12
    price $112,900 470-char remark

    Show marketing remark (470 chars)

    This spacious unit features 2 bedrooms, 1 bathroom, and a balcony that encourages relaxing evening sunset viewing. Close proximity to Space X. Walking distance to UTRGV, TSC, & downtown Brownsville. Water, electricity, trash, access to common areas including a pool, and on-site laundry are all included with the monthly rent. Perfect for Space X employees, University students, staff, or if you are looking to enjoy the beautiful and growing Downtown Brownsville.

18. 2025-08-05
    listed $115,000 Active 470-char remark

    Show marketing remark (470 chars)

    This spacious unit features 2 bedrooms, 1 bathroom, and a balcony that encourages relaxing evening sunset viewing. Close proximity to Space X. Walking distance to UTRGV, TSC, & downtown Brownsville. Water, electricity, trash, access to common areas including a pool, and on-site laundry are all included with the monthly rent. Perfect for Space X employees, University students, staff, or if you are looking to enjoy the beautiful and growing Downtown Brownsville.

19. 2025-04-08
    historical $1,350
20. 2025-03-21
    listed $1,350
21. 2024-09-11
    historical $1,350
22. 2024-07-08
    price $1,350
23. 2024-05-30
    listed $1,450

ⓘ 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 1/10 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: $14,272
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$3,055
• Taxable income: $952
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $2,339/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 · 7 photos

Good 75/100 Cosmetic rehab

This well-maintained apartment unit offers a good balance of functionality and potential for improvement. With minor updates to the kitchen and bathrooms, it can significantly enhance its value for both resale and rental purposes.

Repairs flagged

• Minor Kitchen cabinets — Slight wear and tear visible on cabinet doors.
• Minor Kitchen appliances — Appliances appear functional but dated and may need updating.
• Minor Bathroom fixtures — Bathroom fixtures are functional but dated and may need updating.
• Minor Kitchen flooring — Tile flooring in kitchen appears to be in good condition but may need cleaning or minor repairs.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the overall appearance and value of the home.
• Both Replace kitchen cabinets — New cabinets can significantly improve the kitchen's functionality and aesthetic appeal.
• Both Replace kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Replace bathroom fixtures — Upgrading fixtures can make the bathroom more appealing and functional.
• Both Replace kitchen flooring — New flooring can improve the kitchen's appearance and functionality.
• Both Landscaping improvements — A well-maintained landscape can enhance curb appeal and attract more potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear and tear visible on cabinet doors.	Minor	$500–3,000
Kitchen appliances · Appliances appear functional but dated and may need updating.	Minor	$500–3,000
Bathroom fixtures · Bathroom fixtures are functional but dated and may need updating.	Minor	$500–3,000
Kitchen flooring · Tile flooring in kitchen appears to be in good condition but may need cleaning or minor repairs.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the overall appearance and value of the home. ↑
• Both Replace kitchen cabinets — New cabinets can significantly improve the kitchen's functionality and aesthetic appeal. ↑
• Both Replace kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Replace bathroom fixtures — Upgrading fixtures can make the bathroom more appealing and functional. ↑
• Both Replace kitchen flooring — New flooring can improve the kitchen's appearance and functionality. ↑
• Both Landscaping improvements — A well-maintained landscape can enhance curb appeal and attract more potential buyers and renters. ↑

ⓘ 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

+7686.2% since first listed

7 events — show timeline

• 2026-04-12 Price Changed $112,900 RGVMLS
• 2025-08-05 Listed $115,000 RGVMLS
• 2025-04-08 Rental Removed $1,350 RGVMLS
• 2025-03-21 Listed for Rent $1,350 RGVMLS
• 2024-09-11 Rental Removed $1,350 RGVMLS
• 2024-07-08 Price Changed $1,350 RGVMLS
• 2024-05-30 Listed for Rent $1,450 RGVMLS