6005 Avenue B · Doffing, TX 78574

$180,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 112 Days on market

Built 1988 7,683 sqft lot $112/sqft · at area comps Est $183k · at est.

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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 +19.9/30.0
• ARV discount +8.1/15.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated 3 bedroom, 2 bathroom home featuring a spacious layout with fresh interior updates throughout. Enjoy bright living areas, tile flooring, updated kitchen with modern finishes, and remodeled bathrooms. Large backyard offers plenty of space for outdoor living, entertaining, or future additions. Conveniently located near schools, shopping, and expressway access. Move-in ready and perfect for first-time buyers or investors.

Key facts

• Renovated home
• Large backyard
• Tile flooring

Tags

• RENOVATED HOME
• SPACIOUS LAYOUT
• TILE FLOORING
• UPDATED KITCHEN
• REMODELED BATHROOMS
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $177k (1.6% below list).
• Recommended offer: $164k (9.0% 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+, schools F, amenities 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: 474 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 41% 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 $5k 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 112 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.98% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (median comp): $182,628
• List price: $180,000
• Delta: -1.44%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5909 S Kountry Loop	0.21mi	3/2.0	1,541 (-4%)	3mo	$110,000	$71	78
5808 S Kountry Loop	0.21mi	3/2.0	1,408 (-12%)	5mo	$75,000	$53	62

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-15,367
• Equity at exit: $26,839

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $4,357
• Equity at exit: $15,563

Cash invested: $50,400 (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 78574

• Home prices YoY: -16.1%
• Active inventory: 474
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,771 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$163 /mo · $1,958/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $217

Break-even live

Break-even rent $1,496

Max offer price $180,000

Occupancy floor 83%

Sensitivity live

Price	-10% $319	-5% $268	+0% $217	+5% $166	+10% $115
Rent	-10% $77	-5% $147	+0% $217	+5% $287	+10% $357
Rate	-1.0pp $308	-0.5pp $263	base $217	+0.5pp $170	+1.0pp $123

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Kennedy St Mission, TX	2.0	2.0	1062	$1,300	$1.22	24d	1	1.46mi

Listing history 29 events

1. 2026-06-18
   days on market $180,000 Active 112 DOM
2. 2026-06-17
   days on market $180,000 Active 111 DOM
3. 2026-06-16
   days on market $180,000 Active 110 DOM
4. 2026-06-15
   days on market $180,000 Active 109 DOM
5. 2026-06-14
   days on market $180,000 Active 107 DOM
6. 2026-06-13
   days on market $180,000 Active 106 DOM
7. 2026-06-10
   days on market $180,000 Active 104 DOM
8. 2026-06-09
   days on market $180,000 Active 103 DOM
9. 2026-06-08
   days on market $180,000 Active 102 DOM
10. 2026-06-07
    days on market $180,000 Active 101 DOM
11. 2026-06-05
    days on market $180,000 Active 98 DOM
12. 2026-06-03
    days on market $180,000 Active 97 DOM
13. 2026-06-02
    days on market $180,000 Active 96 DOM
14. 2026-06-01
    days on market $180,000 Active 95 DOM
15. 2026-05-31
    days on market $180,000 Active 94 DOM
16. 2026-05-31
    days on market $180,000 Active 93 DOM
17. 2026-03-12
    price $180,000 444-char remark

    Show marketing remark (444 chars)

    Beautifully renovated 3 bedroom, 2 bathroom home featuring a spacious layout with fresh interior updates throughout. Enjoy bright living areas, tile flooring, updated kitchen with modern finishes, and remodeled bathrooms. Large backyard offers plenty of space for outdoor living, entertaining, or future additions. Conveniently located near schools, shopping, and expressway access. Move-in ready and perfect for first-time buyers or investors.

18. 2026-02-26
    listed $190,000 Active 444-char remark

    Show marketing remark (444 chars)

    Beautifully renovated 3 bedroom, 2 bathroom home featuring a spacious layout with fresh interior updates throughout. Enjoy bright living areas, tile flooring, updated kitchen with modern finishes, and remodeled bathrooms. Large backyard offers plenty of space for outdoor living, entertaining, or future additions. Conveniently located near schools, shopping, and expressway access. Move-in ready and perfect for first-time buyers or investors.

19. 2025-10-15
    soldstatus Sold 457-char remark

    Show marketing remark (457 chars)

    This charming 4-bedroom, 2-bath home is in the perfect location — just 1 minute from the elementary school and 3 minutes from H-E-B and the expressway. With plenty of space to settle in and grow, it’s an ideal starter home with endless potential to make it your forever home. Enjoy a nice backyard perfect for BBQs, family gatherings, and creating memories. With convenience, comfort, and opportunity all in one, this home is waiting for you!

20. 2025-10-15
    soldstatus

    Show marketing remark (457 chars)

    This charming 4-bedroom, 2-bath home is in the perfect location — just 1 minute from the elementary school and 3 minutes from H-E-B and the expressway. With plenty of space to settle in and grow, it’s an ideal starter home with endless potential to make it your forever home. Enjoy a nice backyard perfect for BBQs, family gatherings, and creating memories. With convenience, comfort, and opportunity all in one, this home is waiting for you!

21. 2025-10-15
    soldstatus

    Show marketing remark (457 chars)

    This charming 4-bedroom, 2-bath home is in the perfect location — just 1 minute from the elementary school and 3 minutes from H-E-B and the expressway. With plenty of space to settle in and grow, it’s an ideal starter home with endless potential to make it your forever home. Enjoy a nice backyard perfect for BBQs, family gatherings, and creating memories. With convenience, comfort, and opportunity all in one, this home is waiting for you!

22. 2025-09-30
    status Pending 457-char remark

    Show marketing remark (457 chars)

    This charming 4-bedroom, 2-bath home is in the perfect location — just 1 minute from the elementary school and 3 minutes from H-E-B and the expressway. With plenty of space to settle in and grow, it’s an ideal starter home with endless potential to make it your forever home. Enjoy a nice backyard perfect for BBQs, family gatherings, and creating memories. With convenience, comfort, and opportunity all in one, this home is waiting for you!

23. 2025-09-22
    price $135,000 457-char remark

    Show marketing remark (457 chars)

    This charming 4-bedroom, 2-bath home is in the perfect location — just 1 minute from the elementary school and 3 minutes from H-E-B and the expressway. With plenty of space to settle in and grow, it’s an ideal starter home with endless potential to make it your forever home. Enjoy a nice backyard perfect for BBQs, family gatherings, and creating memories. With convenience, comfort, and opportunity all in one, this home is waiting for you!

24. 2025-09-11
    status Active 457-char remark

    Show marketing remark (457 chars)

    This charming 4-bedroom, 2-bath home is in the perfect location — just 1 minute from the elementary school and 3 minutes from H-E-B and the expressway. With plenty of space to settle in and grow, it’s an ideal starter home with endless potential to make it your forever home. Enjoy a nice backyard perfect for BBQs, family gatherings, and creating memories. With convenience, comfort, and opportunity all in one, this home is waiting for you!

25. 2025-09-10
    price $150,000 457-char remark

    Show marketing remark (457 chars)

    This charming 4-bedroom, 2-bath home is in the perfect location — just 1 minute from the elementary school and 3 minutes from H-E-B and the expressway. With plenty of space to settle in and grow, it’s an ideal starter home with endless potential to make it your forever home. Enjoy a nice backyard perfect for BBQs, family gatherings, and creating memories. With convenience, comfort, and opportunity all in one, this home is waiting for you!

26. 2025-09-10
    listed $135,000 Active 457-char remark

    Show marketing remark (457 chars)

    This charming 4-bedroom, 2-bath home is in the perfect location — just 1 minute from the elementary school and 3 minutes from H-E-B and the expressway. With plenty of space to settle in and grow, it’s an ideal starter home with endless potential to make it your forever home. Enjoy a nice backyard perfect for BBQs, family gatherings, and creating memories. With convenience, comfort, and opportunity all in one, this home is waiting for you!

27. 2017-06-19
    soldstatus
28. 2007-12-14
    soldstatus
29. 1999-10-07
    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: $1,958 · $163/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$1,336/yr (+$111/mo · 68.2%)

ⓘ 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 6 d/yr ≥112°F today · 20 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: $21,250
• − Mortgage interest: −$10,083
• − Property taxes: −$1,958
• − Insurance: −$900
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$5,236
• Taxable loss: −$327
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $2,681/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
• 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

+20.0% since first listed

13 events — show timeline

• 2026-03-12 Price Changed $180,000 MCALLENMLS
• 2026-02-26 Listed $190,000 MCALLENMLS
• 2025-10-15 Sold (Public Records) — Public Records
• 2025-10-15 Sold (Public Records) — Public Records
• 2025-10-15 Sold (MLS) — MCALLENMLS
• 2025-09-30 Pending — MCALLENMLS
• 2025-09-22 Price Changed $135,000 MCALLENMLS
• 2025-09-11 Relisted — MCALLENMLS
• 2025-09-10 Listed $135,000 MCALLENMLS
• 2025-09-10 Price Changed $150,000 MCALLENMLS
• 2017-06-19 Sold (Public Records) — Public Records
• 2007-12-14 Sold (Public Records) — Public Records
• 1999-10-07 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,958 · +16.9% YoY. Source: county tax records.