7503 Heisman Ln · Doolittle, TX 78542

$85,000

2 bd · 1.5 ba · 864 sqft · SingleFamily · 13 Days on market

Built 2007 Fair condition 6,250 sqft lot Est $140k · 39% under

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Why this score? — see what drove the B- 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Livability +2.6/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! Great opportunity to add to your rental portfolio or start your investment journey. This 2-bedroom, 1-bath home located at 7503 Heisman Ln in Edinburg is priced to sell at just $85,000. The property offers strong potential for rental income, renovation, or long-term appreciation. Conveniently located with easy access to schools and major roadways. Whether you're looking for a fix-and-flip project or a cash-flowing asset, this property presents excellent value. Schedule your showing today!

Key facts

• 6,250 sq ft lot
• Built 2007
• Listed 13 days

Property features AI

Finance

• Other: Community features include curbs; Directions available to property
• HOA & community: No homeowners association

Exterior

• Parking: No garage; No covered parking or carport
• Utilities: Public water; City sewer; Electric service
• Home design: Detached quarters on property; Seller-measured living area
• Construction: Frame/wood construction; Wood siding; Crawl space foundation; Built on a 0.1435-acre lot
• Exterior features: Shingle roof; Paved road access; Curbs

Interior

• Kitchen: Oven-microwave
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Laminate and vinyl flooring; Laminate and solid surface countertops; Ceiling fan(s); No window coverings; Other interior features
• Laundry & utility: Dedicated laundry room; Electric water heater; Other type water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 9.5% vs local median 4.4% in Doolittle — 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 52/100 on livability (#1,460 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Edinburg CISD (urban): math 20% / reading 34% proficiency, ranked #699 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Villarreal El (math 20% / reading 29%, grade F, #3,052 of 4,322 statewide, top 74%, 665 students, 95% FRL); Betty Harwell Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,453 students, 96% FRL); Economedes H S (math 19% / reading 24%, grade F, #1,377 of 1,632 statewide, top 85%, 2,762 students, 92% FRL) — zoned schools average 95% FRL vs 62% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 1003 active listings in the ZIP; 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 $588 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $85,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 1.22% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $139,968
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3704 Miguel St	0.30mi	2/1.0	810 (-6%)	3mo	$80,000	$99	71
6603 Bella Dr	0.72mi	3/2.0 (+1)	928 (+7%)	24mo	$149,999	$162	28

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,125
• Equity at exit: $12,674

10-year hold

• IRR: 3.6%
• Equity multiple: 1.23×
• Total profit: $5,376
• Equity at exit: $7,349

Cash invested: $23,800 (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 78542

• Home prices YoY: -13.4%
• Rents YoY: -1.1%
• Active inventory: 1003
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $230

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 73%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $85,000 Active 13 DOM
2. 2026-06-17
   days on market $85,000 Active 12 DOM
3. 2026-06-16
   days on market $85,000 Active 11 DOM
4. 2026-06-15
   days on market $85,000 Active 10 DOM
5. 2026-06-14
   days on market $85,000 Active 8 DOM
6. 2026-06-13
   days on market $85,000 Active 7 DOM
7. 2026-06-10
   days on market $85,000 Active 5 DOM
8. 2026-06-09
   days on market $85,000 Active 4 DOM
9. 2026-06-08
   days on market $85,000 Active 3 DOM
10. 2026-06-07
    remarks 511-char remark
11. 2026-06-07
    listed $85,000 Active 2 DOM

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

Taxation est. · year 1

• Rental income: $12,421
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$2,473
• Taxable income: $1,499
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $2,404/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This property requires moderate repairs and maintenance, with a focus on the roof and exterior. Upgrades to the exterior and HVAC units would significantly increase its value.

Repairs flagged

• Major roof — Exposed roof structure and missing shingles
• Major exterior — Exposed structural components, missing siding
• Minor bathrooms — Standard fixtures, some wear

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace HVAC units — Improves comfort and energy efficiency
• Both Install new flooring — Enhances aesthetic and value
• Both Paint interior walls — Enhances aesthetic and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed roof structure and missing shingles	Major	$15,000–50,000
exterior · Exposed structural components, missing siding	Major	$15,000–50,000
bathrooms · Standard fixtures, some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace HVAC units — Improves comfort and energy efficiency ↑
• Both Install new flooring — Enhances aesthetic and value ↑
• Both Paint interior walls — Enhances aesthetic and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Edinburg CISD
• NCES district ID: 4818180
• Math proficiency: 20% ▼ -34.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $36,985
• Composite: 22.42/100
• National rank: #8114
• State rank: #699 of 826 in TX

Livability — Doolittle

• Score: 52/100
• State rank: #1460
• US rank: #24819

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 89,401
• Household income: $55,243
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1240.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 59% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 25% · Canada
• Languages at home: 15% English-only · Spanish 84%

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: ▼ -34.17%
• Current HPI: 220.921
• Rent YoY: ▼ -1.07%
• 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

1 event — show timeline

• 2026-06-05 Listed $85,000 MCALLENMLS