137 Deanna Dr · San Juan, TX 78589

$100,000

2 bd · 2.0 ba · 960 sqft · SingleFamily public records · 12 Days on market

Built 1940 0.28 ac lot Est $124k · 19% under ↓ 33% since listing

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Why this score? — see what drove the C+ 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION INVESTORS & FLIPPERS: CASH ONLY! Rare opportunity to secure a 1940s vintage bungalow on a massive 12,040 sq. ft. lot. Property is being sold strictly AS-IS, CASH ONLY—perfect for a quick close and your next high-margin rehab or flip. This unique pier-and-beam residence features a classic partitioned floor plan, iconic front porch, and carport. Huge value-add potential: the expansive attic boasts enough footprint to convert into two additional bedrooms, instantly maximizing your ROI. Deep, mature lot located with convenient access to local shopping, dining, and main thoroughfares. Properties with this much land and upside are rare. Bring your cash offers today!

Key facts

• Expansive attic
• Carport
• Massive lot

Tags

• 1940S VINTAGE BUNGALOW
• MASSIVE LOT
• TRADITIONAL LAYOUT
• CLASSIC FRONT PORCH
• CARPORT
• EXPANSIVE ATTIC

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: One covered parking space; Carport (1 space); Detached parking
• Utilities: Public water; City sewer; Electric service
• Home design: Seller-measured living area
• Construction: Frame/wood construction; Wood siding; Wood shingle/shake roof; Crawl space foundation with pillar/post/pier
• Exterior features: Mature trees; Covered patio; Patio slab; Chain link fencing; Paved road access; Irregular lot

Interior

• Kitchen: Electric water heater; No conveying appliances
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Thermostat
• Interior features: Ceiling fan(s); Countertops (other); Drapes
• Laundry & utility: Laundry area with washer/dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.4% vs local median 3.4% in San Juan — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#294 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Pharr-San Juan-Alamo ISD (suburban): math 18% / reading 30% proficiency, ranked #740 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John Doedyns El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 442 students, 92% FRL) — zoned schools average 92% FRL vs 72% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 362 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $123,840
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 San Diego Cir	0.24mi	3/1.0 (+1)	1,008 (+5%)	18mo	$130,000	$129	57
1210 Northpoint Dr	0.63mi	3/1.0 (+1)	914 (-5%)	2mo	$145,000	$159	52
609 Alameda St	0.66mi	2/1.0	1,040 (+8%)	19mo	$80,000	$77	36
201 E Merry Way Ave	0.68mi	3/2.0 (+1)	1,092 (+14%)	14mo	$100,000	$92	29

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-5,060
• Equity at exit: $14,910

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $10,038
• Equity at exit: $8,646

Cash invested: $28,000 (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 78589

• Home prices YoY: -12.1%
• Active inventory: 362
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,131 high
• Mortgage (P&I): −$524
• Tax from tax record: −$153 /mo · $1,833/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $174

Break-even live

Break-even rent $910

Max offer price $100,000

Occupancy floor 80%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 W Jaime St San Juan, TX	2.0	1.0	1012	$1,150	$1.14	23d	1	0.17mi
300 W Amy Dr Unit C San Juan, TX	2.0	2.0	958	$995	$1.04	44d	1	0.44mi
103 E Segment Leonel Trevino Rd Unit C San Juan, TX	2.0	2.0	962	$1,075	$1.12	44d	1	0.69mi
203 Encino Dr San Juan, TX	3.0	2.0	969	$1,500	$1.55	23d	1	0.78mi
1109 Del Monte Dr San Juan, TX	3.0	2.0	989	$1,300	$1.31	44d	1	0.90mi
913 Athol St San Juan, TX	2.0	1.0	650	$800	$1.23	23d	1	1.05mi
913 Athol St San Juan, TX	2.0	1.0	650	$850	$1.31	44d	1	1.05mi
3841 N Mezcal Dr Unit Upstairs Pharr, TX	3.0	2.0	1050	$1,150	$1.10	14d	1	1.19mi
3814 N Mezcal Dr Unit Downstairs Pharr, TX	3.0	2.0	1050	$1,250	$1.19	44d	1	1.19mi
304 S Ridge Ln Unit 1 San Juan, TX	2.0	2.0	1120	$975	$0.87	44d	1	1.24mi
105 Lauryn Dr Unit 3 San Juan, TX	2.0	2.0	948	$1,150	$1.21	23d	1	1.28mi
304 Lauryn Dr Unit 1 San Juan, TX	2.0	2.0	948	$1,195	$1.26	23d	1	1.30mi
200 Lauryn Dr Unit 4 San Juan, TX	2.0	2.0	950	$1,275	$1.34	14d	1	1.31mi
2700 N Birch St Unit B Pharr, TX	3.0	1.5	895	$900	$1.01	23d	1	1.44mi

Listing history 12 events

1. 2026-06-18
   days on market $100,000 Active 12 DOM
2. 2026-06-17
   days on market $100,000 Active 11 DOM
3. 2026-06-16
   days on market $100,000 Active 10 DOM
4. 2026-06-15
   days on market $100,000 Active 9 DOM
5. 2026-06-14
   days on market $100,000 Active 7 DOM
6. 2026-06-13
   remarks 680-char remark
7. 2026-06-13
   days on market $100,000 Active 6 DOM
8. 2026-06-10
   days on market $100,000 Active 4 DOM
9. 2026-06-09
   days on market $100,000 Active 3 DOM
10. 2026-06-08
    days on market $100,000 Active 2 DOM
11. 2026-06-07
    remarks 631-char remark
12. 2026-06-07
    listed $100,000 Active 1 DOM

ⓘ 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: $1,833 · $153/mo
• Projected year-2 tax: $1,833 · $153/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,569
• − Mortgage interest: −$5,602
• − Property taxes: −$1,833
• − Insurance: −$500
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$2,909
• Taxable income: $554
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $1,960/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: Pharr-San Juan-Alamo ISD
• NCES district ID: 4834860
• Math proficiency: 18% ▼ -34.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $33,757
• Composite: 19.63/100
• National rank: #8744
• State rank: #740 of 826 in TX

Livability — San Juan

• Score: 71/100
• State rank: #294
• US rank: #6725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Juan, TX
• Population (ZIP): 39,958

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 43% White 3%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 26% · Canada
• Languages at home: 18% English-only · Spanish 82%

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: ▼ -32.82%
• Current HPI: 239.3829
• Rent YoY: —
• Metro: —
• 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

-33.3% since first listed

3 events — show timeline

• 2026-06-06 Listed $100,000 MCALLENMLS
• 2025-09-02 Price Changed $120,000 MCALLENMLS
• 2025-04-24 Listed $150,000 MCALLENMLS

Property tax history

+4.6%/yr

Latest (2025): $1,833 · +9.8% YoY. Source: county tax records.