Real Estate Investing in Brownsville, Texas (78521)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78521 (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: 8.2% vacancy may signal weakening demand.
- Elevated poverty: 29.3% poverty rate — can affect rent collection.
- Lower household income: $38,633 median — tenant affordability is tighter.
What’s happening in Brownsville, TX (78521)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 78521 Brownsville
The 78521 ZIP covers a section of Brownsville that demands careful diligence. Prices near $173K look accessible, but the work to make a deal cash flow is real.
Rent of $1,424/mo on a $173K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 78521 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Brownsville have seen price recovery that 78521 has not matched. Cameron County data supports the view that the spread is structural rather than temporary.
Demographically, 78521 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.
New investors are better served looking at Brownsville's stable or hybrid ZIPs before stepping into 78521. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Brownsville:
Property Strategy for 78521
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $145,674 | $870 | 4.3% | +12.1% | $145,674 |
| 2BR | $129,529 | $1,050 | 5.8% | +12.4% | $64,764 |
| 3BR | $185,434 | $1,420 | 5.5% | +11.8% | $61,811 |
| 4BR | $246,112 | $1,480 | 4.3% | +9.8% | $61,528 |
| 5BR | $313,300 | — | — | +8.7% | $62,660 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78521 Compare?
| Metric | 78521 | Brownsville | Brownsville-Harlingen, TX | Texas |
|---|---|---|---|---|
| Home Value | $172,838 | $200,138 | N/A | $297,000 |
| 5-Year CAGR | 6.6% | 6.5% | N/A | 5.4% |
| Avg Rent | $1,424 | $1,622 | N/A | - |
| Cap Rate | 6.4% | 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 78521 (Brownsville, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $172,838 |
| Monthly Rent | $1,424 |
| Price-to-Rent | 10.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.9% |
| Cap Rate | 6.4% |
| 5-Year IRR | 13.0% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 Rent Trends
| 1-Year | -1.7% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.4%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 78521
Population: 87,860
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 78521
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 are home prices like in Brownsville, TX?
In Brownsville, TX the median home value sits at $173K. Against the broader TX market, that reads as reasonable for most investors.
How qualified is the tenant pool in Brownsville, TX?
Working renters make up the core of the Brownsville, TX tenant base. The pool is reasonable for investors targeting long-term holds.
What are vacancy rates like in Brownsville, TX?
Brownsville, TX carries elevated vacancy risk. Expect reliable absorption at market rents of $1,424/mo.
How landlord-friendly is Brownsville, TX?
TX law landlord-friendly for landlords, and Brownsville inherits those rules. Investors should still review local ordinances for rental licensing.
Where do rents currently stand in Brownsville, TX?
Expect rents around $1,424/mo per month in Brownsville, TX. With home values at $173K, the yield math works out to reasonable levels for rental investors.
You know 78521 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 78521 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 78521 ranks in Brownsville-Harlingen, TX
Every ZIP in this metro, ranked. Free.
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Community Ratings
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