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

Investor sheet · MLS# 29766694 · https://ricosalazar.com/properties/6580-vista-jardin-cir-brownsville-tx-78521-29766694

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For sale

$440,000

Price cut $20K

6580 Vista Jardin Cir., Brownsville, TX 78521

bd: 3
ba: 3
ft²: 2,540

Est. cap rate 0.9% See the numbers →

MLS# 29766694 · Listed by Vanessa Tillman, Monica & Company Real Estate · Tel. 512-667-9129

TypeSingle-family home
Year built2014
Lot0.29 acres
Price / ft²$173
Est. rent$1,900/mo Est.
Port of Brownsville≈ 5 min approx.

Virtual tour Ask for a video walkthrough

Description

Welcome to this stunning custom-built home featuring a sparkling pool and beautiful views of the resaca. Designed with an open-concept floor plan, this home offers a seamless flow from room to room, perfect for both entertaining and everyday living. The kitchen has custom cabinetry with ample storage, a large bar area, and a dedicated coffee bar—perfect for morning routines and casual gatherings. From both the living room and kitchen, you can enjoy views of the resaca, The spacious master suite includes a cozy sitting area, a luxurious master bathroom with a large walk-in shower, and an oversized walk-in closet.The additional bedrooms are generously sized, each featuring walk-in closets with built-in shelving and drawers. A versatile bonus room adds extra flexibility—ideal for a home office, game room, or play area. Step outside to enjoy the covered patio overlooking the resaca and your private, sparkling pool

Property details

Type: Single-family home · Single Family Residence
Status: For sale
MLS#: 29766694
Price: $440,000
Price per ft²: $173
Bedrooms: 3
Bathrooms: 3
Living area: 2,540 ft²
Lot size: 0.29 acres
Year built: 2014
Subdivision: Vista Jardin
City: Brownsville
County: Cameron
Days on market: 475
Listed: Jul 10, 2025
Last updated: Jul 15, 2026, 12:49 PM CT

Numbers for investors

Price per ft²

$173

Source: MLS listing

Estimated rent

$1,900/mo

Gross yield 5.2%

Asking rent: median of 23 active rentals, ZIP 78521, 3 bedrooms (not signed leases) · RGV MLS, Oct 28, 2026

Days on market

475

Source: MLS listing

Est. fixed costs per month: $1,173/mo Est.
Cash to close with 25% down: $123,200 Est.
Est. cap rate: 0.9% Est.

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

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

Price

List price per the MLS. Try your own offer.

Down payment25%

100% = cash purchase, no loan.

Interest rate7%

Planning assumption, not a lender quote.

Loan term

15 yrs 20 yrs 30 yrs

Income

Monthly rent

/mo

Asking rent: median of 23 active rentals, ZIP 78521, 3 bedrooms (not signed leases) · RGV MLS, Oct 28, 2026

Vacancy8%

Share of the year the property sits empty.

Expenses

Property tax

/yr

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

Insurance

/yr

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

HOA

/mo

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

Maintenance5%

% of collected rent.

Property management8%

% of collected rent, if you hire a manager.

Closing costs3%

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

I am a foreign buyer (no SSN)

Monthly cash flow Est.

−$1,848

With these assumptions the cash flow is negative; try a different down payment or rent.

0.9% How it’s calculated

−18.0%

Estimated monthly cost

Mortgage $2,195
Tax $807
Insurance $367
HOA $0
Operations $227

Mortgage payment (P&I): $2,195/mo
Rent after vacancy: $1,748/mo
Total monthly cost: $3,596/mo
Net operating income (NOI): $4,169/yr
Down payment: $110,000
Closing costs (est.): $13,200
Cash needed at closing: $123,200

Review these numbers with Ricardo

Illustrative estimates only, not financial advice or a guarantee of results. Assumptions are editable; taxes, insurance, rent and rates vary. Verify with a lender, insurer and CPA.

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 Estimate: $22,800
Gross yield: rent ÷ price, before costs: 5.2%
minus Vacancy (8% of gross rent) Assumption: $1,824
equals Rent collected: $20,976
minus Property tax Estimate: $9,680
minus Insurance Estimate: $4,400
minus HOA dues, 12 months Not provided: $0
minus Maintenance (5% of rent collected) Assumption: $1,049
minus Management (8% of rent collected) Assumption: $1,678
equals Net operating income (NOI): $4,169
divided by Price MLS listing: $440,000
equals Cap rate: 0.9%

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:

From the MLS listing: price
From a rent comparable:
Your figures:
Our estimates and assumptions: rent, property tax, insurance, vacancy, maintenance, management
Not provided, counted as $0: HOA
Missing:

MLS figures are what the listing reports. We have not verified them.
The tax on a listing is the seller’s last bill, and it can be lower than what you will pay: a homestead exemption, the 10% cap on homestead appraisals and an over-65 or disability tax ceiling do not carry over to an investor.
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

6580 Vista Jardin Cir., Brownsville, TX 78521 Open in Google Maps (opens in a new tab)

Port of Brownsville≈ 5 min approx.
Veterans International Bridge at Los Tomates≈ 10 min approx.
UTRGV Brownsville campus≈ 10 min approx.
Gateway International Bridge≈ 10 min approx.
B&M International Bridge≈ 10 min approx.
SpaceX Starbase launch site, Boca Chica≈ 25 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.