Ricardo Salazar REALTOR® · RCR Real Connect Realty
WhatsApp

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

Investor sheet · MLS# 29753448 · https://ricosalazar.com/properties/2305-southmost-rd-brownsville-tx-78520-29753448

For sale

$749,000

Price cut $171K

2305 Southmost Rd., Brownsville, TX 78520

ft²
3,200
acres
0.16
No rent in the MLS: run cash flow with your own estimate Run the numbers →

MLS# 29753448 · Listed by Joel Barnard, Coastal Realty · Tel. 956-541-9000

  • TypeCommercial
  • Year built2019
  • Lot0.16 acres
  • Price / ft²$234
  • UTRGV Brownsville campus≈ 5 min approx.
Virtual tour (opens another website in a new tab) Ask for a video walkthrough

Description

Reduced! Was $920,000.00! - Huge Value-Add Potential! - This 3,200 SF shopping center at a high-traffic Brownsville corridor offers immediate income, defined upside, and a price that is hard to ignore. The 3-unit building has an existing tenant in place from day one, with two vacant shell units ready for finish-out—giving a value-add investor a clear, defined path to an 8%+ cap rate on total invested capital. Brownsville's continued growth—driven by cross-border trade, SpaceX activity at nearby Boca Chica, and steady RGV population growth—makes this a strong long-term hold. Whether you're an investor looking to stabilize and cash flow, or an owner-user looking to occupy one unit while leasing the others, the upside here is undeniable and the price is even more compelling. ***The information contained herein was obtained from sources believed reliable, however, Coastal Realty makes no guarantees, warranties or representations as to the completeness or accuracy thereof.

Property details

Type
Commercial · Commercial
Status
For sale
MLS#
29753448
Price
$749,000
Price per ft²
$234
Building area
3,200 ft²
Lot size
0.16 acres
Year built
2019
Subdivision
East Brownsville Addition
City
Brownsville
County
Cameron
Days on market
860
Listed
Jun 20, 2024
Last updated
Oct 9, 2026, 9:01 PM CT

Numbers for investors

Price per ft²

$234

Source: MLS listing

Days on market

860

Source: MLS listing

Est. fixed costs per month
$1,997/mo Est.
Cash to close with 25% down
$209,720 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
$16,478
minus Insurance Estimate
$7,490
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
$749,000
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

2305 Southmost Rd., Brownsville, TX 78520 Open in Google Maps (opens in a new tab)

  • UTRGV Brownsville campus≈ 5 min approx.
  • Veterans International Bridge at Los Tomates≈ 5 min approx.
  • Gateway International Bridge≈ 5 min approx.
  • B&M International Bridge≈ 5 min approx.
  • Port of Brownsville≈ 10 min approx.
  • SpaceX Starbase launch site, Boca Chica≈ 30 min approx.
  • South Padre Island (Queen Isabella Causeway)≈ 30 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.

  1. Port of Brownsville
  2. SpaceX Starbase
  3. South Padre Island
  4. Brownsville
  5. Los Fresnos
  6. Rancho Viejo · Olmito

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/

Schedule a showing (in person or by video)

About: 2305 Southmost Rd. · MLS# 29753448

Optional if you leave a WhatsApp or phone number.

No obligation

Commercial · Brownsville

Similar properties

See all in Brownsville

Listing office: Coastal Realty

Listing agent: Joel Barnard

Office contact: 956-541-9000

MLS# 29753448 · Last updated

Want a second opinion on this one?

Ricardo can review the numbers, the area and the next steps with you, in Spanish or English.

Message on WhatsApp Write to Ricardo
$749,000Est. cost $5,735/mo

1 / 6

2305 Southmost Rd., Brownsville, TX 78520 · MLS# 29753448