1006 Vela Jackson Ave Unit B · La Joya, TX 78560

$80,000

1 bd · 1.0 ba · 784 sqft · SingleFamily public records · 72 Days on market

Built 1957 0.50 ac lot $102/sqft · 32% below area

---

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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.3/10.0
• Appreciation +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

This approximately 0.50-acre property offers a rare opportunity to own a spacious lot with utilities already in place. With plenty of open land, mature trees, and an existing structure, this property is ideal for remodeling, new construction, or placement of a manufactured home. The expansive layout provides room for additional improvements, storage, or future projects, making it a great option for investors or buyers seeking space and flexibility. Property is being sold as-is, with value primarily in the land. Conveniently located with easy access while still offering privacy and room to grow.

Key facts

• Open land
• Easy access
• Existing structure

Tags

• SPACIOUS LOT
• MATURE TREES
• EXISTING STRUCTURE
• OPEN LAND
• ADDITIONAL IMPROVEMENTS
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($826 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.5% in La Joya — 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 60/100 on livability (#1,087 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment 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.
• Market conditions: 53 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $553 of loan paydown is wiped out by about $653 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.
• At projected returns (-0.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (median comp): $191,988
• List price: $80,000
• Delta: -58.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.08×
• Total profit: $1,894
• Equity at exit: $20,020

10-year hold

• IRR: 8.2%
• Equity multiple: 1.81×
• Total profit: $18,206
• Equity at exit: $21,632

Cash invested: $22,400 (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 78560

• Home prices YoY: -0.3%
• Active inventory: 53
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $826 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $114

Break-even live

Break-even rent $682

Max offer price $80,000

Occupancy floor 81%

Sensitivity live

Price	-10% $159	-5% $136	+0% $114	+5% $91	+10% $69
Rent	-10% $49	-5% $81	+0% $114	+5% $146	+10% $179
Rate	-1.0pp $154	-0.5pp $134	base $114	+0.5pp $93	+1.0pp $72

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 E 3rd St Apt 4 La Joya, TX	2.0	2.0	916	$850	$0.93	24d	1	0.57mi
305 Palm Shrs Apt B102 La Joya, TX	1.0	1.0	800	$895	$1.12	24d	1	0.61mi
401 E 2nd St La Joya, TX	2.0	1.0	851	$795	$0.93	44d	1	0.64mi
401 E 2nd St Fl ) (TXU 145209331) La Joya, TX	1.0	1.0	632	$745	$1.18	15d	1	0.64mi

Listing history 19 events

1. 2026-06-18
   days on market $80,000 Active 72 DOM
2. 2026-06-17
   days on market $80,000 Active 71 DOM
3. 2026-06-16
   days on market $80,000 Active 70 DOM
4. 2026-06-15
   days on market $80,000 Active 69 DOM
5. 2026-06-14
   days on market $80,000 Active 67 DOM
6. 2026-06-13
   days on market $80,000 Active 66 DOM
7. 2026-06-10
   days on market $80,000 Active 64 DOM
8. 2026-06-09
   days on market $80,000 Active 63 DOM
9. 2026-06-08
   days on market $80,000 Active 62 DOM
10. 2026-06-07
    days on market $80,000 Active 61 DOM
11. 2026-06-05
    days on market $80,000 Active 58 DOM
12. 2026-06-03
    days on market $80,000 Active 57 DOM
13. 2026-06-02
    days on market $80,000 Active 56 DOM
14. 2026-06-01
    days on market $80,000 Active 55 DOM
15. 2026-05-31
    days on market $80,000 Active 54 DOM
16. 2026-05-31
    days on market $80,000 Active 53 DOM
17. 2026-04-07
    listed $80,000 Active 607-char remark

    Show marketing remark (607 chars)

    This approximately 0.50-acre property offers a rare opportunity to own a spacious lot with utilities already in place. With plenty of open land, mature trees, and an existing structure, this property is ideal for remodeling, new construction, or placement of a manufactured home. The expansive layout provides room for additional improvements, storage, or future projects, making it a great option for investors or buyers seeking space and flexibility. Property is being sold as-is, with value primarily in the land. Conveniently located with easy access while still offering privacy and room to grow.

18. 2025-08-26
    listed $78,000 Active
19. 1999-08-11
    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: $1,033 · $86/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$431/yr (+$36/mo · 41.7%)

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

Taxation est. · year 1

• Rental income: $9,915
• − Mortgage interest: −$4,481
• − Property taxes: −$1,033
• − Insurance: −$400
• − Repairs & maintenance: −$793
• − Management: −$793
• − Depreciation: −$2,327
• Taxable income: $87
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $1,345/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 — La Joya

• Score: 60/100
• State rank: #1087
• US rank: #19243

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Joya, TX
• Population (ZIP): 4,618

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 58% White 3% Asian 1%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 5% English-only · Spanish 94% Vietnamese 1%

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: ▼ -0.82%
• Current HPI: 245.1749
• 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

+2.6% since first listed

3 events — show timeline

• 2026-04-07 Listed $80,000 MCALLENMLS
• 2025-08-26 Listed $78,000 MCALLENMLS
• 1999-08-11 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,033 · +7.7% YoY. Source: county tax records.