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

Investor sheet · MLS# 29774953 · https://ricosalazar.com/properties/837-sabine-river-cir-brownsville-tx-78520-29774953

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For sale

$324,900

837 Sabine River Cir., Brownsville, TX 78520

bd: 3
ba: 2
ft²: 1,702

Est. cap rate 1.6% See the numbers →

MLS# 29774953 · Listed by Irving Martinez, Realty RGV · 512-590-0561, [email protected]

TypeSingle-family home
Year built2026
Lot0.18 acres
Price / ft²$191
HOA / month$130
Est. rent$1,800/mo Est.
Gateway International Bridge≈ 15 min approx.

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Description

Beautiful new construction home in the desirable 55+ River Bend Resort & Golf Club community in Brownsville! This thoughtfully designed home features an open-concept layout, modern finishes, spacious living areas, and abundant natural light. The kitchen opens to the main living area, ideal for entertaining. The primary suite offers a private bathroom and generous closet space. An additional bedroom and flexible space provide room for guests, an office, or hobbies. Enjoy resort-style living with community amenities including a swimming pool, pickleball and tennis courts, clubhouse, fitness equipment, library, billiards room, and social activities. The community also features an 18-hole championship golf course with separate memberships available. Conveniently located near shopping, dining, and medical facilities, this home offers comfort, recreation, and a relaxing lifestyle!

Property details

Type: Single-family home · Single Family Residence
Status: For sale
MLS#: 29774953
Price: $324,900
Price per ft²: $191
Bedrooms: 3
Bathrooms: 2
Living area: 1,702 ft²
Lot size: 0.18 acres
Year built: 2026
Subdivision: Rio Bravo
City: Brownsville
County: Cameron
HOA: $130/mo
Days on market: 225
Listed: Mar 17, 2026
Last updated: Oct 10, 2026, 9:37 AM CT

Numbers for investors

Price per ft²

$191

Source: MLS listing

Estimated rent

$1,800/mo

Gross yield 6.6%

Asking rent: median of 15 active rentals, ZIP 78520, 3 bedrooms (not signed leases) · RGV MLS, Oct 28, 2026

Days on market

225

Source: MLS listing

Est. fixed costs per month: $996/mo Est.
Cash to close with 25% down: $90,972 Est.
Est. cap rate: 1.6% 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 15 active rentals, ZIP 78520, 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

Monthly dues per the MLS listing.

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.

−$1,177

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

1.6% How it’s calculated

−15.5%

Estimated monthly cost

Mortgage $1,621
Tax $596
Insurance $271
HOA $130
Operations $215

Mortgage payment (P&I): $1,621/mo
Rent after vacancy: $1,656/mo
Total monthly cost: $2,833/mo
Net operating income (NOI): $5,332/yr
Down payment: $81,225
Closing costs (est.): $9,747
Cash needed at closing: $90,972

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: $21,600
Gross yield: rent ÷ price, before costs: 6.6%
minus Vacancy (8% of gross rent) Assumption: $1,728
equals Rent collected: $19,872
minus Property tax Estimate: $7,148
minus Insurance Estimate: $3,249
minus HOA dues, 12 months MLS listing: $1,560
minus Maintenance (5% of rent collected) Assumption: $994
minus Management (8% of rent collected) Assumption: $1,590
equals Net operating income (NOI): $5,332
divided by Price MLS listing: $324,900
equals Cap rate: 1.6%

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

837 Sabine River Cir., Brownsville, TX 78520 Open in Google Maps (opens in a new tab)

Gateway International Bridge≈ 15 min approx.
B&M International Bridge≈ 15 min approx.
UTRGV Brownsville campus≈ 15 min approx.
Veterans International Bridge at Los Tomates≈ 15 min approx.
Port of Brownsville≈ 20 min approx.
South Padre Island (Queen Isabella Causeway)≈ 35 min approx.
SpaceX Starbase launch site, Boca Chica≈ 40 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.