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

Investor sheet · MLS# 29780307 · https://ricosalazar.com/properties/8608-verbena-lane-brownsville-tx-78520-29780307

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For sale

$274,400

8608 Verbena Lane, Brownsville, TX 78520

bd: 4
ba: 3
ft²: 1,927

Est. cap rate 4.5% See the numbers →

MLS# 29780307 · Listed by Melody Middleton, Realty One Group, Modern Edge · 956-908-0325, [email protected]

TypeSingle-family home
Year built2016
Lot0.14 acres
Price / ft²$142
Est. rent$2,200/mo Est.
Gateway International Bridge≈ 15 min approx.

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Description

Discover the perfect place to call home in a well-established neighborhood where comfort, convenience, and opportunity come together! This beautiful 4-bedroom, 3-bathroom, move-in-ready home is waiting for its next owner. Whether you're looking to plant roots with your family, secure a smart investment, or find the perfect residence for an executive lifestyle, this property offers endless possibilities!

Property details

Type: Single-family home · Single Family Residence
Status: For sale
MLS#: 29780307
Price: $274,400
Price per ft²: $142
Bedrooms: 4
Bathrooms: 3
Living area: 1,927 ft²
Lot size: 0.14 acres
Year built: 2016
Subdivision: Summer Hill
City: Brownsville
County: Cameron
Days on market: 11
Listed: Oct 17, 2026
Last updated: Oct 17, 2026, 2:51 PM CT

Numbers for investors

Price per ft²

$142

Source: MLS listing

Estimated rent

$2,200/mo

Gross yield 9.6%

Asking rent: median of 11 active rentals, ZIP 78520, 4 bedrooms (not signed leases) · RGV MLS, Oct 28, 2026

Days on market

Source: MLS listing

Est. fixed costs per month: $732/mo Est.
Cash to close with 25% down: $76,832 Est.
Est. cap rate: 4.5% 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 11 active rentals, ZIP 78520, 4 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.

−$340

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

4.5% How it’s calculated

−5.3%

Estimated monthly cost

Mortgage $1,369
Tax $503
Insurance $229
HOA $0
Operations $263

Mortgage payment (P&I): $1,369/mo
Rent after vacancy: $2,024/mo
Total monthly cost: $2,364/mo
Net operating income (NOI): $12,350/yr
Down payment: $68,600
Closing costs (est.): $8,232
Cash needed at closing: $76,832

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: $26,400
Gross yield: rent ÷ price, before costs: 9.6%
minus Vacancy (8% of gross rent) Assumption: $2,112
equals Rent collected: $24,288
minus Property tax Estimate: $6,037
minus Insurance Estimate: $2,744
minus HOA dues, 12 months Not provided: $0
minus Maintenance (5% of rent collected) Assumption: $1,214
minus Management (8% of rent collected) Assumption: $1,943
equals Net operating income (NOI): $12,350
divided by Price MLS listing: $274,400
equals Cap rate: 4.5%

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

8608 Verbena Lane, Brownsville, TX 78520 Open in Google Maps (opens in a new tab)

Gateway International Bridge≈ 15 min approx.
UTRGV Brownsville campus≈ 15 min approx.
B&M International Bridge≈ 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.