3913 Miguel St · Doolittle, TX 78542

$175,000

3 bd · 2.0 ba · 1,708 sqft · SingleFamily public records · 110 Days on market

Built 2019 6,185 sqft lot $102/sqft · 19% below area Est $216k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.8/30.0
• DSCR +3.1/10.0
• 1% rule +2.8/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bed 3 bath home is ready for a growing family that needs ample space. This home is located on a corner lot proeprty, minutes away from the expressway. Minor paint and touch ups needed, tour this home today and see how you can make it yours!

Key facts

• Corner lot property
• 6,185 sq ft lot
• Built 2019

Tags

• CORNER LOT PROPERTY
• MINUTES AWAY FROM EXPRESSWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-81 ($-976/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (21.7% below list).
• Recommended offer: $137k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.3% 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: Monte Cristo El (math 18% / reading 21%, grade F, #3,583 of 4,322 statewide, top 86%, 597 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); 1011 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 $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 110 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,081 (21.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 10.6

CMA / ARV

• ARV (median comp): $215,906
• List price: $175,000
• Delta: -18.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7502 Heisman Ln	0.20mi	3/1.0	1,650 (-3%)	3mo	$145,000	$88	79
4012 Benito A Ramirez Rd	0.37mi	4/2.0 (+1)	1,856 (+9%)	16mo	$385,000	$207	50
3303 Alcatraz St	0.69mi	3/2.0	1,597 (-6%)	12mo	$282,900	$177	48
8208 Locker Ave	0.75mi	4/2.0 (+1)	1,732 (+1%)	18mo	$189,900	$110	43
8509 N Kenyon Dr	0.65mi	3/2.0	1,471 (-14%)	14mo	$180,000	$122	35
7705 N Doolittle Rd	0.73mi	3/2.0	1,840 (+8%)	23mo	$198,500	$108	34

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: -22.9%
• Equity multiple: 0.23×
• Total profit: $-37,562
• Equity at exit: $26,093

10-year hold

• IRR: -27.2%
• Equity multiple: -0.12×
• Total profit: $-54,932
• Equity at exit: $15,131

Cash invested: $49,000 (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: 1011
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$174 /mo · $2,084/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-81

Break-even live

Break-even rent $1,474

Max offer price $160,633

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-32	+0% $-81	+5% $-131	+10% $-180
Rent	-10% $-190	-5% $-135	+0% $-81	+5% $-27	+10% $27
Rate	-1.0pp $7	-0.5pp $-37	base $-81	+0.5pp $-127	+1.0pp $-173

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $175,000 Active 110 DOM
2. 2026-06-18
   days on market $175,000 Active 107 DOM
3. 2026-06-17
   days on market $175,000 Active 106 DOM
4. 2026-06-16
   days on market $175,000 Active 105 DOM
5. 2026-06-15
   remarks 273-char remark
6. 2026-06-15
   days on market $175,000 Active 104 DOM
7. 2026-06-14
   days on market $175,000 Active 102 DOM
8. 2026-06-13
   days on market $175,000 Active 101 DOM
9. 2026-06-10
   days on market $175,000 Active 99 DOM
10. 2026-06-09
    days on market $175,000 Active 98 DOM
11. 2026-06-08
    days on market $175,000 Active 97 DOM
12. 2026-06-07
    days on market $175,000 Active 96 DOM
13. 2026-06-03
    days on market $175,000 Active 92 DOM
14. 2026-06-02
    days on market $175,000 Active 91 DOM
15. 2026-06-01
    days on market $175,000 Active 90 DOM
16. 2026-05-31
    days on market $175,000 Active 89 DOM
17. 2026-05-31
    days on market $175,000 Active 88 DOM
18. 2026-03-03
    listed $175,000 Active 247-char remark

    Show marketing remark (247 chars)

    This 3 bed 3 bath home is ready for a growing family that needs ample space. This home is located on a corner lot proeprty, minutes away from the expressway. Minor paint and touch ups needed, tour this home today and see how you can make it yours!

ⓘ 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: $2,084 · $174/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$1,119/yr (+$93/mo · 53.7%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $16,450
• − Mortgage interest: −$9,803
• − Property taxes: −$2,084
• − Insurance: −$875
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$5,091
• Taxable loss: −$4,034
• Est. tax savings @ 24.0%: +$968
• After-tax cash flow: $-8/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: 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

• 2026-03-03 Listed $175,000 MCALLENMLS

Property tax history

+13.0%/yr

Latest (2025): $2,084 · +9.3% YoY. Source: county tax records.