1814 Mimosa St · San Juan, TX 78589

$150,000

2 bd · 1.0 ba · 1,251 sqft · SingleFamily public records · 79 Days on market

Built 1981 7,200 sqft lot $120/sqft · 24% below area Est $240k · 37% under

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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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.3/10.0
• 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

Come see this charming, cozy home with ample space for everyone to enjoy! This delightful property in San Juan, TX, offers 4 bedrooms, a versatile study/office space, a welcoming living area, dining area, and 2 bathrooms with washer and dryer connections. Surrounded by lush lime, lemon, peach, and orange trees, as well as blooming roses and other mature trees. There’s also a detached guest room in the back yard. Conveniently located within walking distance to Yzaguirre Middle School, close to the Expressway, schools, HEB, Starbucks, The Basilica of Our Lady of San Juan, Panda Express, Top Golf, Costco, Sam’s, Home Depot, hospitals, and more dining and entertainment options. Discover the incredible potential this home holds for you and your family—schedule a showing today! Have a Great & Blessed Day!

Key facts

• Detached guest room
• Close to expressway
• 7,200 sq ft lot

Tags

• DETACHED GUEST ROOM
• VERSATILE STUDY OFFICE SPACE
• CLOSE TO EXPRESSWAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/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 $139k (7.4% below list).
• Recommended offer: $139k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $1k of loan paydown is wiped out by about $4k 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 79 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: 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 $138,912 (7.4% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 7% 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 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?
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: 0.93% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 9.0

CMA / ARV

• ARV (median comp): $239,951
• List price: $150,000
• Delta: -37.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1917 Lime St	0.12mi	3/2.0 (+1)	1,324 (+6%)	1mo	$225,000	$170	75
1116 E Evergreen Ave	0.25mi	3/2.0 (+1)	1,300 (+4%)	1mo	$236,900	$182	72
1200 E Evergreen St	0.28mi	3/2.0 (+1)	1,321 (+6%)	0mo	$229,900	$174	68
1832 N Yellowwood St	0.20mi	3/2.0 (+1)	1,335 (+7%)	3mo	$239,999	$180	68
2025 Black Hills St	0.32mi	3/2.0 (+1)	1,327 (+6%)	2mo	$229,900	$173	64
1124 E Evergreen Ave	0.27mi	3/2.5 (+1)	1,398 (+12%)	3mo	$255,000	$182	55
1217 E Evergreen Ave	0.32mi	3/2.0 (+1)	1,403 (+12%)	2mo	$249,900	$178	54
1119 E Evergreen Ave	0.25mi	3/2.0 (+1)	1,432 (+14%)	3mo	$226,900	$158	53
1809 N Mangrove St	0.41mi	3/2.0 (+1)	1,392 (+11%)	1mo	$239,999	$172	52
2021 Black Hills St	0.30mi	3/2.0 (+1)	1,429 (+14%)	3mo	$236,000	$165	51
1313 Evergreen St	0.36mi	3/2.0 (+1)	1,430 (+14%)	0mo	$255,900	$179	50
1805 N Mangrove St	0.41mi	3/2.0 (+1)	1,408 (+12%)	2mo	$237,000	$168	49

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-18,684
• Equity at exit: $22,365

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-9,019
• Equity at exit: $12,969

Cash invested: $42,000 (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 78589

• Home prices YoY: -12.1%
• Active inventory: 362
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$787
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $88

Break-even live

Break-even rent $1,277

Max offer price $150,000

Occupancy floor 89%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1809 N Mangrove St San Juan, TX	3.0	2.0	1392	$1,950	$1.40	19d	1	0.41mi
418 Chula Vista Dr San Juan, TX	3.0	2.0	1382	$1,600	$1.16	43d	1	0.43mi
1709 Calle Tulipan San Juan, TX	3.0	2.0	1841	$1,750	$0.95	43d	1	0.62mi
1109 Del Monte Dr San Juan, TX	3.0	2.0	989	$1,300	$1.31	43d	1	0.65mi
1309 Valle Vista St Unit 3 Alamo, TX	3.0	2.0	1050	$1,250	$1.19	43d	1	0.82mi
1225 Valle Vista St Unit 3 Alamo, TX	3.0	2.0	1050	$1,250	$1.19	43d	1	0.82mi
203 Encino Dr San Juan, TX	3.0	2.0	969	$1,500	$1.55	23d	1	0.91mi
1305 Valle Vista St Unit 4 Alamo, TX	3.0	2.0	1050	$1,300	$1.24	43d	1	0.93mi
204 E Gomez Dr San Juan, TX	3.0	1.5	1464	$1,650	$1.13	14d	1	0.98mi
1225 Valle Vista St Unit 2 Alamo, TX	3.0	2.0	1040	$1,300	$1.25	43d	1	0.99mi
103 E Segment Leonel Trevino Rd Unit C San Juan, TX	2.0	2.0	962	$1,075	$1.12	43d	1	1.04mi
234 W Jaime St San Juan, TX	2.0	1.0	1012	$1,150	$1.14	23d	1	1.12mi
300 W Amy Dr Unit C San Juan, TX	2.0	2.0	958	$995	$1.04	43d	1	1.20mi
1126 Grandeur Dr Alamo, TX	3.0	2.0	1482	$1,800	$1.21	14d	1	1.21mi
1236 N Alamo Rd Alamo, TX	3.0	1.0	1368	$1,250	$0.91	43d	1	1.28mi
217 Rafael Dr Unit 4 San Juan, TX	2.0	2.0	1078	$1,100	$1.02	43d	1	1.32mi
221 Rafael Dr Unit 1 San Juan, TX	2.0	2.0	1200	$1,150	$0.96	43d	1	1.34mi
1203 W Jasmine Ave Alamo, TX	3.0	2.0	1588	$1,500	$0.94	21d	1	1.34mi
400 Rafael Dr Unit 3 San Juan, TX	2.0	2.0	969	$1,100	$1.14	21d	1	1.42mi
404 Rafael Dr Unit 4 San Juan, TX	3.0	2.0	1044	$1,270	$1.22	23d	1	1.42mi
404 Rafael Dr Unit 1 San Juan, TX	2.0	2.0	1044	$1,080	$1.03	43d	1	1.42mi
405 Rafael Dr Apt 2 San Juan, TX	3.0	2.0	1200	$1,250	$1.04	43d	1	1.43mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	23d	1	1.44mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	43d	1	1.44mi
740 N Alamo Rd Unit 1 Alamo, TX	2.0	2.0	956	$1,200	$1.26	43d	1	1.44mi
1106 Cooper Ln Unit 3 San Juan, TX	2.0	2.0	1000	$1,125	$1.12	43d	1	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $150,000 Active 79 DOM
2. 2026-06-17
   days on market $150,000 Active 78 DOM
3. 2026-06-16
   days on market $150,000 Active 77 DOM
4. 2026-06-15
   days on market $150,000 Active 76 DOM
5. 2026-06-14
   days on market $150,000 Active 74 DOM
6. 2026-06-13
   days on market $150,000 Active 73 DOM
7. 2026-06-10
   days on market $150,000 Active 71 DOM
8. 2026-06-09
   days on market $150,000 Active 70 DOM
9. 2026-06-08
   days on market $150,000 Active 69 DOM
10. 2026-06-07
    days on market $150,000 Active 68 DOM
11. 2026-06-03
    days on market $150,000 Active 64 DOM
12. 2026-06-02
    days on market $150,000 Active 63 DOM
13. 2026-06-01
    days on market $150,000 Active 62 DOM
14. 2026-05-31
    days on market $150,000 Active 61 DOM
15. 2026-05-31
    days on market $150,000 Active 60 DOM
16. 2026-03-30
    historical $1,400

    Show marketing remark (833 chars)

    Come see this charming, cozy home with ample space for everyone to enjoy! This delightful property in San Juan, TX, offers 4 bedrooms, a versatile study/office space, a welcoming living area, dining area, and 2 bathrooms with washer and dryer connections. Surrounded by lush lime, lemon, peach, and orange trees, as well as blooming roses and other mature trees. There’s also a detached guest room in the back yard. Conveniently located within walking distance to Yzaguirre Middle School, close to the Expressway, schools, HEB, Starbucks, The Basilica of Our Lady of San Juan, Panda Express, Top Golf, Costco, Sam’s, Home Depot, hospitals, and more dining and entertainment options. Discover the incredible potential this home holds for you and your family—schedule a showing today! Have a Great & Blessed Day!

17. 2026-03-30
    listed $150,000 Active 833-char remark

    Show marketing remark (833 chars)

    Come see this charming, cozy home with ample space for everyone to enjoy! This delightful property in San Juan, TX, offers 4 bedrooms, a versatile study/office space, a welcoming living area, dining area, and 2 bathrooms with washer and dryer connections. Surrounded by lush lime, lemon, peach, and orange trees, as well as blooming roses and other mature trees. There’s also a detached guest room in the back yard. Conveniently located within walking distance to Yzaguirre Middle School, close to the Expressway, schools, HEB, Starbucks, The Basilica of Our Lady of San Juan, Panda Express, Top Golf, Costco, Sam’s, Home Depot, hospitals, and more dining and entertainment options. Discover the incredible potential this home holds for you and your family—schedule a showing today! Have a Great & Blessed Day!

18. 2026-02-20
    listed $1,400
19. 2026-02-14
    listed $164,900 Active
20. 2025-12-01
    historical $1,350
21. 2025-09-20
    price $1,350
22. 2025-08-18
    listed $1,400
23. 2025-06-04
    listed $164,900 Active
24. 2025-04-25
    price $164,900
25. 2025-04-08
    price $169,900
26. 2025-03-14
    price $174,900
27. 2024-11-01
    listed $179,000 Active

ⓘ 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: $1,921 · $160/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$824/yr (+$69/mo · 42.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 20% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,669
• − Mortgage interest: −$8,402
• − Property taxes: −$1,921
• − Insurance: −$750
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$4,364
• Taxable loss: −$1,435
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $1,403/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

-99.2% since first listed

12 events — show timeline

• 2026-03-30 Rental Removed $1,400 MCALLENMLS
• 2026-03-30 Listed $150,000 MCALLENMLS
• 2026-02-20 Listed for Rent $1,400 MCALLENMLS
• 2026-02-14 Listed $164,900 MCALLENMLS
• 2025-12-01 Rental Removed $1,350 MCALLENMLS
• 2025-09-20 Price Changed $1,350 MCALLENMLS
• 2025-08-18 Listed for Rent $1,400 MCALLENMLS
• 2025-06-04 Listed $164,900 MCALLENMLS
• 2025-04-25 Price Changed $164,900 MCALLENMLS
• 2025-04-08 Price Changed $169,900 MCALLENMLS
• 2025-03-14 Price Changed $174,900 MCALLENMLS
• 2024-11-01 Listed $179,000 MCALLENMLS

Property tax history

+6.3%/yr

Latest (2025): $1,921 · +9.8% YoY. Source: county tax records.