7105 W Mile 8 Rd · Citrus City, TX 78574

$112,900

3 bd · 2.0 ba · 840 sqft · SingleFamily public records · 161 Days on market

Built 2006 0.50 ac lot $134/sqft · 17% above area Est $97k · 17% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +2.8/5.0
• 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 home to a a cozy retreat that perfectly blends comfort and outdoor potential. This 1-bedroom, 1-bath home offers 840 sq. ft. of living space on a generous half-acre lot. Built in 2006, the residence features a metal roof, siding exterior, and a slab foundation. Inside you’ll find central air conditioning and ceramic tiled floors that enhance the welcoming ambiance. The property is surrounded by a chain-link fence, providing a sense of privacy and security for your peace of mind. Outside, a detached carport and mature trees with plenty of space for gardening or simply enjoying the outdoors. Located on West Mile 8, between Western Road and Abrams Road, this home presents a unique opportunity to own a piece of country living while remaining close to city amenities. *Buyers are responsible for verifying details and conducting independent investigations to assess the property’s suitability for their purpose. No guarantees or warranties regarding completeness or accuracy.

Key facts

• Slab foundation
• Metal roof
• Detached carport

Tags

• METAL ROOF
• SIDING EXTERIOR
• SLAB FOUNDATION
• CENTRAL AIR CONDITIONING
• CERAMIC TILED FLOORS
• DETACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $113k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,366 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B; 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.
• Zoned schools: Juan Seguin El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 536 students, 98% FRL); Juan De Dios Salinas Middle (math 10% / reading 14%, grade F, #1,623 of 1,662 statewide, top 98%, 704 students, 99% FRL); Juarez-Lincoln H S (math 10% / reading 20%, grade F, #1,507 of 1,632 statewide, top 93%, 2,062 students, 99% FRL) — zoned schools average 99% FRL vs 54% district-wide (45 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 36% 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 $781 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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. 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: 1.41% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.94%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $96,527
• List price: $112,900
• Delta: 16.96%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.5%
• Equity multiple: 1.37×
• Total profit: $11,833
• Equity at exit: $16,834

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $49,176
• Equity at exit: $9,762

Cash invested: $31,612 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,593 medium
• Mortgage (P&I): −$592
• Tax from tax record: −$147 /mo · $1,763/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $473

Break-even live

Break-even rent $995

Max offer price $112,900

Occupancy floor 65%

Sensitivity live

Price	-10% $537	-5% $505	+0% $473	+5% $441	+10% $409
Rent	-10% $347	-5% $410	+0% $473	+5% $536	+10% $598
Rate	-1.0pp $529	-0.5pp $501	base $473	+0.5pp $443	+1.0pp $414

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: $28,225
• Closing costs: $3,387
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-03
   status $112,900 Pending 161 DOM
2. 2026-06-02
   days on market $112,900 Option 161 DOM
3. 2026-06-01
   days on market $112,900 Option 160 DOM
4. 2026-05-31
   days on market $112,900 Option 159 DOM
5. 2026-05-31
   days on market $112,900 Option 158 DOM
6. 2026-04-02
   price $112,900 1012-char remark

   Show marketing remark (1012 chars)

   Welcome to home to a a cozy retreat that perfectly blends comfort and outdoor potential. This 1-bedroom, 1-bath home offers 840 sq. ft. of living space on a generous half-acre lot. Built in 2006, the residence features a metal roof, siding exterior, and a slab foundation. Inside you’ll find central air conditioning and ceramic tiled floors that enhance the welcoming ambiance. The property is surrounded by a chain-link fence, providing a sense of privacy and security for your peace of mind. Outside, a detached carport and mature trees with plenty of space for gardening or simply enjoying the outdoors. Located on West Mile 8, between Western Road and Abrams Road, this home presents a unique opportunity to own a piece of country living while remaining close to city amenities. *Buyers are responsible for verifying details and conducting independent investigations to assess the property’s suitability for their purpose. No guarantees or warranties regarding completeness or accuracy.

7. 2026-01-08
   price $114,900 1012-char remark

   Show marketing remark (1012 chars)

   Welcome to home to a a cozy retreat that perfectly blends comfort and outdoor potential. This 1-bedroom, 1-bath home offers 840 sq. ft. of living space on a generous half-acre lot. Built in 2006, the residence features a metal roof, siding exterior, and a slab foundation. Inside you’ll find central air conditioning and ceramic tiled floors that enhance the welcoming ambiance. The property is surrounded by a chain-link fence, providing a sense of privacy and security for your peace of mind. Outside, a detached carport and mature trees with plenty of space for gardening or simply enjoying the outdoors. Located on West Mile 8, between Western Road and Abrams Road, this home presents a unique opportunity to own a piece of country living while remaining close to city amenities. *Buyers are responsible for verifying details and conducting independent investigations to assess the property’s suitability for their purpose. No guarantees or warranties regarding completeness or accuracy.

8. 2025-12-19
   listed $120,000 Active 1012-char remark

   Show marketing remark (1012 chars)

   Welcome to home to a a cozy retreat that perfectly blends comfort and outdoor potential. This 1-bedroom, 1-bath home offers 840 sq. ft. of living space on a generous half-acre lot. Built in 2006, the residence features a metal roof, siding exterior, and a slab foundation. Inside you’ll find central air conditioning and ceramic tiled floors that enhance the welcoming ambiance. The property is surrounded by a chain-link fence, providing a sense of privacy and security for your peace of mind. Outside, a detached carport and mature trees with plenty of space for gardening or simply enjoying the outdoors. Located on West Mile 8, between Western Road and Abrams Road, this home presents a unique opportunity to own a piece of country living while remaining close to city amenities. *Buyers are responsible for verifying details and conducting independent investigations to assess the property’s suitability for their purpose. No guarantees or warranties regarding completeness or accuracy.

9. 2020-08-05
   listed $70,000 Active
10. 2004-12-16
    soldstatus
11. 2004-02-25
    soldstatus
12. 2003-02-26
    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: $1,763 · $147/mo
• Projected year-2 tax: $2,066 · $172/mo
• Expected delta: +$303/yr (+$25/mo · 17.2%)

ⓘ 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 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $19,118
• − Mortgage interest: −$6,324
• − Property taxes: −$1,763
• − Insurance: −$564
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$3,284
• Taxable income: $4,123
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $4,682/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 — Citrus City

• Score: 55/100
• State rank: #1366
• US rank: #23499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Citrus City, 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

+61.3% since first listed

7 events — show timeline

• 2026-04-02 Price Changed $112,900 MCALLENMLS
• 2026-01-08 Price Changed $114,900 MCALLENMLS
• 2025-12-19 Listed $120,000 MCALLENMLS
• 2020-08-05 Listed $70,000 MCALLENMLS
• 2004-12-16 Sold (Public Records) — Public Records
• 2004-02-25 Sold (Public Records) — Public Records
• 2003-02-26 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,763 · +7.1% YoY. Source: county tax records.