2100 Doe St · San Juan, TX 78589

$98,000

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 265 Days on market

Built 1970 7,440 sqft lot $110/sqft · 28% below area Est $136k · 28% under ↓ 9% since listing

---

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 +6.8/10.0
• 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 MLS

Discover this cozy 2 bed, 1 bath home in the heart of San Juan, Texas. Featuring an open concept layout, this property offers comfortable living with plenty of natural light. Situated on a spacious lot with plenty of land, it provides endless possibilities whether you’re looking to expand, garden, or enjoy wide open outdoor space. Conveniently located near local shops, dining, and daily essentials, this home is perfect for first-time buyers, small families, or investors seeking a property with great potential.

Key facts

• Natural light
• Spacious lot
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• SPACIOUS LOT
• NATURAL LIGHT
• WIDE OPEN OUTDOOR SPACE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $17 ($210/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• 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: schools D, amenities F, commute F.
• 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.
• Market conditions: 362 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $678 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

• It's been on market 265 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.18% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 7.0

CMA / ARV

• ARV (median comp): $136,400
• List price: $98,000
• Delta: -28.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 Northpoint Dr	0.65mi	3/1.0 (+1)	914 (+3%)	2mo	$145,000	$159	58
204 Lovely Way Ave	0.53mi	2/1.0	1,008 (+14%)	3mo	$90,000	$89	50
205 San Diego Cir	0.67mi	3/1.0 (+1)	1,008 (+14%)	18mo	$130,000	$129	26

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-14,613
• Equity at exit: $14,612

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-10,667
• Equity at exit: $8,473

Cash invested: $27,440 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,159 high
• Mortgage (P&I): −$514
• Tax from tax record: −$191 /mo · $2,295/yr
• Insurance: −$41
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $17

Break-even live

Break-even rent $1,137

Max offer price $98,000

Occupancy floor 93%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	0.26mi
203 Encino Dr San Juan, TX	3.0	2.0	969	$1,500	$1.55	23d	1	0.59mi
3814 N Mezcal Dr Unit Downstairs Pharr, TX	3.0	2.0	1050	$1,250	$1.19	44d	1	0.80mi
3841 N Mezcal Dr Unit Upstairs Pharr, TX	3.0	2.0	1050	$1,150	$1.10	14d	1	0.80mi
304 S Ridge Ln Unit 1 San Juan, TX	2.0	2.0	1120	$975	$0.87	44d	1	0.85mi
300 W Amy Dr Unit C San Juan, TX	2.0	2.0	958	$995	$1.04	44d	1	0.86mi
304 Lauryn Dr Unit 1 San Juan, TX	2.0	2.0	948	$1,195	$1.26	23d	1	0.92mi
105 Lauryn Dr Unit 3 San Juan, TX	2.0	2.0	948	$1,150	$1.21	23d	1	0.92mi
200 Lauryn Dr Unit 4 San Juan, TX	2.0	2.0	950	$1,275	$1.34	14d	1	0.93mi
103 E Segment Leonel Trevino Rd Unit C San Juan, TX	2.0	2.0	962	$1,075	$1.12	44d	1	1.10mi
4106 Linda Vista St Pharr, TX	3.0	2.0	1072	$1,400	$1.31	44d	1	1.12mi
1109 Del Monte Dr San Juan, TX	3.0	2.0	989	$1,300	$1.31	44d	1	1.24mi
2700 N Birch St Unit B Pharr, TX	3.0	1.5	895	$900	$1.01	23d	1	1.27mi
913 Athol St San Juan, TX	2.0	1.0	650	$800	$1.23	23d	1	1.37mi
913 Athol St San Juan, TX	2.0	1.0	650	$850	$1.31	44d	1	1.37mi
4724 N Ebony St Apt 4 Pharr, TX	3.0	2.0	1040	$1,100	$1.06	44d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $98,000 Active 265 DOM
2. 2026-06-17
   days on market $98,000 Active 264 DOM
3. 2026-06-16
   days on market $98,000 Active 263 DOM
4. 2026-06-15
   days on market $98,000 Active 262 DOM
5. 2026-06-14
   days on market $98,000 Active 260 DOM
6. 2026-06-13
   pricedays on market $98,000 Active 259 DOM
7. 2026-06-10
   days on market $99,999 Active 257 DOM
8. 2026-06-09
   days on market $99,999 Active 256 DOM
9. 2026-06-08
   days on market $99,999 Active 255 DOM
10. 2026-06-07
    days on market $99,999 Active 254 DOM
11. 2026-06-03
    days on market $99,999 Active 250 DOM
12. 2026-06-02
    days on market $99,999 Active 249 DOM
13. 2026-06-01
    days on market $99,999 Active 248 DOM
14. 2026-05-31
    days on market $99,999 Active 247 DOM
15. 2026-05-31
    days on market $99,999 Active 246 DOM
16. 2026-02-27
    soldstatus
17. 2025-12-11
    price $99,999 521-char remark

    Show marketing remark (521 chars)

    Discover this cozy 2 bed, 1 bath home in the heart of San Juan, Texas. Featuring an open concept layout, this property offers comfortable living with plenty of natural light. Situated on a spacious lot with plenty of land, it provides endless possibilities whether you’re looking to expand, garden, or enjoy wide open outdoor space. Conveniently located near local shops, dining, and daily essentials, this home is perfect for first-time buyers, small families, or investors seeking a property with great potential.

18. 2025-12-04
    price $108,000 521-char remark

    Show marketing remark (521 chars)

    Discover this cozy 2 bed, 1 bath home in the heart of San Juan, Texas. Featuring an open concept layout, this property offers comfortable living with plenty of natural light. Situated on a spacious lot with plenty of land, it provides endless possibilities whether you’re looking to expand, garden, or enjoy wide open outdoor space. Conveniently located near local shops, dining, and daily essentials, this home is perfect for first-time buyers, small families, or investors seeking a property with great potential.

19. 2025-11-13
    price $109,500 521-char remark

    Show marketing remark (521 chars)

    Discover this cozy 2 bed, 1 bath home in the heart of San Juan, Texas. Featuring an open concept layout, this property offers comfortable living with plenty of natural light. Situated on a spacious lot with plenty of land, it provides endless possibilities whether you’re looking to expand, garden, or enjoy wide open outdoor space. Conveniently located near local shops, dining, and daily essentials, this home is perfect for first-time buyers, small families, or investors seeking a property with great potential.

20. 2025-09-24
    listed $110,000 Active 521-char remark

    Show marketing remark (521 chars)

    Discover this cozy 2 bed, 1 bath home in the heart of San Juan, Texas. Featuring an open concept layout, this property offers comfortable living with plenty of natural light. Situated on a spacious lot with plenty of land, it provides endless possibilities whether you’re looking to expand, garden, or enjoy wide open outdoor space. Conveniently located near local shops, dining, and daily essentials, this home is perfect for first-time buyers, small families, or investors seeking a property with great potential.

21. 2016-02-25
    soldstatus
22. 2014-05-22
    soldstatus
23. 2002-08-22
    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: $2,295 · $191/mo
• Projected year-2 tax: $2,295 · $191/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 7/10 Severe FEMA zone AH · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $13,907
• − Mortgage interest: −$5,490
• − Property taxes: −$2,295
• − Insurance: −$2,314
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$2,851
• Taxable loss: −$1,268
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $514/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

-9.1% since first listed

8 events — show timeline

• 2026-02-27 Sold (Public Records) — Public Records
• 2025-12-11 Price Changed $99,999 MCALLENMLS
• 2025-12-04 Price Changed $108,000 MCALLENMLS
• 2025-11-13 Price Changed $109,500 MCALLENMLS
• 2025-09-24 Listed $110,000 MCALLENMLS
• 2016-02-25 Sold (Public Records) — Public Records
• 2014-05-22 Sold (Public Records) — Public Records
• 2002-08-22 Sold (Public Records) — Public Records

Property tax history

+15.4%/yr

Latest (2025): $2,295 · +19.8% YoY. Source: county tax records.