Side-by-side comparison of Brownsville, TX and Waco, TX — cap rates, rent, prices, and investment metrics.
Cash flow: Brownsville has the edge with an estimated cap rate of 4.44% compared to Waco's 3.81%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $155,000 in Brownsville vs $205,000 in Waco, while rents come in at $950/mo and $1,150/mo respectively.
Growth & appreciation: Waco is growing faster at 0.9% annually vs Brownsville's 0.8%. Waco leads on home value appreciation at 2.5% per year.
Costs & risk: Property taxes are 1.64% in Brownsville vs 1.7% in Waco. Vacancy rates of 6.5% and 6.2% are mixed — Waco has the tighter rental market.
Bottom line: Brownsville edges out Waco on most key metrics. While cap rates are moderate at 4.44%, Brownsville's overall profile is stronger. Use our free calculators to model specific deals in Brownsville or Waco.