Real Estate Investing in Brownsville, Texas (78520)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78520 (Brownsville, TX)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.6% vacancy may signal weakening demand.
- Elevated poverty: 23.8% poverty rate — can affect rent collection.
What’s happening in Brownsville, TX (78520)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 78520 Brownsville
ZIP 78520 inside Cameron County looks affordable on the surface — median value of $191K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 78520 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 78520 sits on the difficult end of the TX spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 78520 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 78520 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Brownsville:
Property Strategy for 78520
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $149,287 | $870 | 4.2% | +11.9% | $149,287 |
| 2BR | $132,521 | $1,050 | 5.7% | +11.9% | $66,260 |
| 3BR | $202,938 | $1,420 | 5.0% | +10.5% | $67,646 |
| 4BR | $278,000 | $1,480 | 3.8% | +9.1% | $69,500 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78520 Compare?
| Metric | 78520 | Brownsville | Brownsville-Harlingen, TX | Texas |
|---|---|---|---|---|
| Home Value | $190,759 | $200,138 | N/A | $297,000 |
| 5-Year CAGR | 6.0% | 6.5% | N/A | 5.4% |
| Avg Rent | $1,512 | $1,622 | N/A | - |
| Cap Rate | 6.2% | 6.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78520 (Brownsville, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $190,759 |
| Monthly Rent | $1,512 |
| Price-to-Rent | 10.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.5% |
| Cap Rate | 6.2% |
| 5-Year IRR | 12.2% |
📈 Home Appreciation
| 1-Year | +3.9% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | -8.2% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (6.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 78520
Population: 63,337
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 78520
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,228 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical renter like in Brownsville, TX?
The renter base in Brownsville, TX is reasonable for the $1,512/mo price point. Screening well and pricing to market typically yields consistent tenants.
Is Brownsville, TX a good market for buy-and-hold investors?
Brownsville, TX scores 3.0/5 for investability. Home values sit at $191K and rents near $1,512/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How quickly do rentals get leased in Brownsville, TX?
Vacancy in Brownsville, TX is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,512/mo.
Does Brownsville, TX favor landlords or tenants?
Brownsville, TX falls under TX landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How do home values compare in Brownsville, TX?
Median home price in Brownsville, TX is near $191K, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
You know 78520 now. You don’t know where it ranks.
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How 78520 ranks in Brownsville-Harlingen, TX
Every ZIP in this metro, ranked. Free.
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