Ricardo Salazar REALTOR® · RCR Real Connect Realty
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Ricardo Salazar · REALTOR® · TREC #643769 · RCR Real Connect Realty (broker license #9012393)

Investor sheet · MLS# 29777800 · https://ricosalazar.com/properties/1-frost-ln-san-benito-tx-78586-29777800

For sale

$849,900

1 Frost Ln., San Benito, TX 78586

bd
6
ba
5
ft²
6,229
No rent in the MLS: run cash flow with your own estimate Run the numbers →

MLS# 29777800 · Listed by Brandon Krupala, KELLER WILLIAMS LRGV · Tel. 956-423-8877

  • TypeSingle-family home
  • Year built1968
  • Lot2.48 acres
  • Price / ft²$136
  • Gateway International Bridge≈ 30 min approx.
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Description

Nestled in the heart of San Benito, this stunning resaca-front estate sits on over 2 beautifully landscaped acres, offering exceptional privacy and tranquility. A long private drive welcomes you to a peaceful retreat that feels worlds away. Inside, you'll find a grand dining room, a spacious great room with soaring vaulted ceilings and a dramatic fireplace, and a chef's kitchen featuring Sub-Zero refrigerator and freezer units, granite countertops, and abundant workspace. Three bedrooms offer private en-suite bathrooms for added comfort. Step outside to your own backyard oasis with a sparkling pool, covered patio, expansive deck, and approximately 250 feet of resaca frontage. Additional features include newly installed windows, a fitness area, and a whole-home generator. A rare opportunity to own one of San Benito's premier waterfront properties.

Property details

Type
Single-family home · Single Family Residence
Status
For sale
MLS#
29777800
Price
$849,900
Price per ft²
$136
Bedrooms
6
Bathrooms
5
Living area
6,229 ft²
Lot size
2.48 acres
Year built
1968
Subdivision
San Benito Land & Water Co
City
San Benito
County
Cameron
Days on market
113
Listed
Jul 8, 2026
Last updated
Jul 8, 2026, 11:18 AM CT

Numbers for investors

Price per ft²

$136

Source: MLS listing

Days on market

113

Source: MLS listing

Est. fixed costs per month
$2,266/mo Est.
Cash to close with 25% down
$237,972 Est.

General information only, not legal, tax or financial advice. Ricardo Salazar is a licensed real estate agent, not an attorney, CPA or lender. Consult qualified professionals in the U.S. and Mexico.

Investment calculator · Estimates

What could it earn?

Purchase

List price per the MLS. Try your own offer.

25%

100% = cash purchase, no loan.

7%

Planning assumption, not a lender quote.

Loan term
Income
/mo

The MLS does not publish a rent for this property. Enter your own estimate or ask Ricardo for rent comps in the area.

8%

Share of the year the property sits empty.

Expenses
/yr

Estimated at 2.2% of the price per year. Verify it with the Cameron Appraisal District.

/yr

Estimated at 1% of the price per year; coastal wind coverage can cost more.

/mo

If the property has an HOA, enter the monthly dues.

5%

% of collected rent.

8%

% of collected rent, if you hire a manager.

3%

Buyer side: title, appraisal, lender fees (estimate).

How we calculate the cap rate, and how accurate it is

Cap rate = NOI ÷ price. NOI is the rent you would collect in a year, after vacancy, minus the costs of running the property. The loan is left out, so the cap rate measures the property as if you paid cash.

Gross rent, 12 months Not provided
—
Gross yield: rent ÷ price, before costs
—
minus Vacancy (8% of gross rent) Assumption
—
equals Rent collected
—
minus Property tax Estimate
$18,698
minus Insurance Estimate
$8,499
minus HOA dues, 12 months Not provided
$0
minus Maintenance (5% of rent collected) Assumption
—
minus Management (8% of rent collected) Assumption
—
equals Net operating income (NOI)
—
divided by Price MLS listing
$849,900
equals Cap rate
—

Amounts are rounded to the dollar; the cap rate uses the exact figures.

Is it accurate?

It is an estimate, not a quote or a guaranteed return. It is only as good as its inputs:

  • Missing: the monthly rent. Enter it to get a cap rate.
  • MLS figures are what the listing reports. We have not verified them.
  • Listings in this MLS do not include property tax, so unless you enter your own figure we use 2.2% of the price a year. Look up the property’s value and taxing units at the Cameron Appraisal District (opens in a new tab); a rental does not get the homestead exemption.
  • If a listing advertises its own cap rate, it may leave out vacancy, management or other costs, which makes it look higher.
  • To confirm it, ask for the current lease or rent roll, last year’s tax bill (Cameron County Tax Assessor-Collector) and your own insurance quote from a Texas-licensed agent; coastal wind and flood coverage can cost much more. For a specific property, Ricardo can ask the listing agent for the lease, the tax bill and what the seller pays for insurance.

What it leaves out

  • The mortgage. Your loan shows up in cash flow and cash-on-cash, not in the cap rate.
  • Big repairs and replacements (roof, A/C, appliances) and savings set aside for them.
  • Utilities, lawn care or pest control, if the owner pays them.
  • Closing costs, leasing fees, income taxes in the U.S. or Mexico, and depreciation.

Location and drive times

1 Frost Ln., San Benito, TX 78586 Open in Google Maps (opens in a new tab)

  • Gateway International Bridge≈ 30 min approx.
  • UTRGV Brownsville campus≈ 30 min approx.
  • B&M International Bridge≈ 30 min approx.
  • Port of Brownsville≈ 30 min approx.
  • Veterans International Bridge at Los Tomates≈ 30 min approx.
  • South Padre Island (Queen Isabella Causeway)≈ 40 min approx.
  • SpaceX Starbase launch site, Boca Chica≈ 50 min approx.

Approximate car times computed from the map: city pace for the first 10 km, highway pace after that, and trips that would cross the ship channel go around it by the Port. They do not include traffic, bridge waits or launch-day road closures.

Schematic

Approximate positions; not a navigation map.

  • Area (opens its page)
  • International bridge
  • Main highway
  • Ship channel

Gateway Bridge to South Padre Island: ≈ 37 km (23 mi) in a straight line.

Base map data © OpenStreetMap

Buying from Mexico with a loan?

Ricardo is not a lender. Ask him which loan types exist for foreign buyers and which documents lenders usually request.

Message on WhatsApp Read the buying guide

Ask about this property

Ricardo Salazar

REALTOR® · TREC #643769

Ricardo Salazar

RCR Real Connect Realty

  • Español
  • English
Phone / WhatsApp
+1 (956) 592-5052
Website
https://ricosalazar.com/

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Single-family home · San Benito

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Listing office: KELLER WILLIAMS LRGV

Listing agent: Brandon Krupala

Office contact: 956-423-8877

MLS# 29777800 · Last updated

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$849,900Est. cost $6,507/mo

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1 Frost Ln., San Benito, TX 78586 · MLS# 29777800