5806 Avenue B St · Doffing, TX 78574

$188,000

3 bd · 2.0 ba · 1,318 sqft · SingleFamily public records · 163 Days on market

Built 2000 7,684 sqft lot $143/sqft · 17% above area Est $160k · 17% over

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.0/30.0
• DSCR +5.3/10.0
• 1% rule +4.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home! This beautifully remodeled 4-bedroom, 2-bath residence offers the perfect blend of style, space, and functionality. As you walk in, you will notice the luxury design that the living room has to offer and the open concept allows you to entertain guests. This home has beautiful porcelain tile all throughout, decorative ceilings and modern lighting. The kitchen is gorgeous with granite countertops. This home has a lot to offer especially if you love the outdoors this property has a huge backyard and the front yard is also ideal as the mature trees give a lot of shade.

Key facts

• Decorative ceilings
• Remodeled
• Open concept

Tags

• REMODELED
• OPEN CONCEPT
• PORCELAIN TILE
• DECORATIVE CEILINGS
• MODERN LIGHTING
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (6.2% below list).
• Recommended offer: $165k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,406 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Henry B Gonzalez El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 490 students, 91% FRL); La Joya Palmview H S (math 20% / reading 37%, grade F, #1,157 of 1,632 statewide, top 72%, 2,155 students, 91% FRL) — zoned schools average 91% FRL vs 54% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 477 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 40% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 8.9

CMA / ARV

• ARV (median comp): $160,428
• List price: $188,000
• Delta: 17.19%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5806 Avenue B St	0.00mi	4/2.0 (+1)	1,318 (0%)	0mo	$188,000	$143	95
5808 S Kountry Loop	0.21mi	3/2.0	1,408 (+7%)	5mo	$75,000	$53	75
6002 S Kountry Loop	0.28mi	3/1.0	1,308 (-1%)	18mo	$95,000	$73	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-22,253
• Equity at exit: $28,031

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-8,790
• Equity at exit: $16,255

Cash invested: $52,640 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78574

• Home prices YoY: -16.1%
• Active inventory: 477
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,764 medium
• Mortgage (P&I): −$986
• Tax from tax record: −$201 /mo · $2,407/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $129

Break-even live

Break-even rent $1,601

Max offer price $188,000

Occupancy floor 88%

Sensitivity live

Price	-10% $235	-5% $182	+0% $129	+5% $76	+10% $22
Rent	-10% $-11	-5% $59	+0% $129	+5% $199	+10% $268
Rate	-1.0pp $224	-0.5pp $177	base $129	+0.5pp $80	+1.0pp $31

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2025-12-14
   listed $188,000 Active 599-char remark

   Show marketing remark (599 chars)

   Welcome to your dream home! This beautifully remodeled 4-bedroom, 2-bath residence offers the perfect blend of style, space, and functionality. As you walk in, you will notice the luxury design that the living room has to offer and the open concept allows you to entertain guests. This home has beautiful porcelain tile all throughout, decorative ceilings and modern lighting. The kitchen is gorgeous with granite countertops. This home has a lot to offer especially if you love the outdoors this property has a huge backyard and the front yard is also ideal as the mature trees give a lot of shade.

2. 2025-09-07
   listed $199,900 Active
3. 2025-08-11
   listed $212,000 Active
4. 2025-06-23
   soldstatus Sold
5. 2025-06-05
   soldstatus
6. 2025-06-05
   soldstatus
7. 2025-06-05
   soldstatus
8. 2025-03-31
   status Pending
9. 2025-03-31
   listed $115,000 Active
10. 2025-03-24
    status Active
11. 2025-03-18
    listed $115,000
12. 2025-03-18
    historical
13. 2025-02-25
    listed $115,000 Active
14. 2023-08-02
    listed $140,000 Active
15. 2023-08-02
    listed $130,000 Active
16. 2017-07-11
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,407 · $201/mo
• Projected year-2 tax: $3,440 · $287/mo
• Expected delta: +$1,033/yr (+$86/mo · 42.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,170
• − Mortgage interest: −$10,531
• − Property taxes: −$2,407
• − Insurance: −$940
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$5,469
• Taxable loss: −$1,565
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $1,922/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — Doffing

• Score: 54/100
• State rank: #1406
• US rank: #24060

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment F Housing A Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Doffing, TX
• County: Hidalgo County · 623,128 people
• City population: 78,024
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 62,456
• Household income: $52,393
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 803.0

Population outlook (Hidalgo County) Hauer SSP2

• Today (2025): 955,232 people
• By 2030: 1,009,774 · +5.7%
• By 2040: 1,120,332 · +17.3%
• By 2050: 1,225,036 · +28.2%
• By 2075: 1,439,189 · +50.7%
• By 2100: 1,533,429 · +60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 62% White 2%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 33% · Canada
• Languages at home: 12% English-only · Spanish 87%

Political lean MEDSL · Hidalgo

• 2024 margin: Toss-up / Even · D 48.1% · R 51.0%
• 2008→2024 swing: -41.6pp toward R · 2008: 38.7pp · 2024: -2.9pp
• All cycles: 2024: R+2.9 2020: D+17.1 2016: D+40.5 2012: D+41.8 2008: D+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.13%
• Current HPI: 230.3323
• Rent YoY: —
• Metro: McAllen-Edinburg-Mission, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+34.3% since first listed

16 events — show timeline

• 2025-12-14 Listed $188,000 MCALLENMLS
• 2025-09-07 Listed $199,900 MCALLENMLS
• 2025-08-11 Listed $212,000 MCALLENMLS
• 2025-06-23 Sold (MLS) — MCALLENMLS
• 2025-06-05 Sold (Public Records) — Public Records
• 2025-06-05 Sold (Public Records) — Public Records
• 2025-06-05 Sold (Public Records) — Public Records
• 2025-03-31 Pending — MCALLENMLS
• 2025-03-31 Listed $115,000 MCALLENMLS
• 2025-03-24 Relisted — MCALLENMLS
• 2025-03-18 Delisted — MCALLENMLS
• 2025-03-18 Listed $115,000 MCALLENMLS
• 2025-02-25 Listed $115,000 MCALLENMLS
• 2023-08-02 Listed $130,000 MCALLENMLS
• 2023-08-02 Listed $140,000 MCALLENMLS
• 2017-07-11 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,407 · +16.9% YoY. Source: county tax records.