6107 Avenue A · Doffing, TX 78574

$142,500

2 bd · 1.0 ba · 1,071 sqft · SingleFamily public records · 141 Days on market

Built 1986 7,683 sqft lot $133/sqft · at area comps Est $140k · at est. ↓ 17% since listing

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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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +6.6/10.0
• ARV discount +6.6/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent home 3 bedroom, with owner finance available, corner lot close to the exoressway. it is county so no restriction of Home Owner's association or the city. new roof, new ac, new water heater. new tile, new fans etc. come and take a look over this opportunity with a spacious space at the front to park several vehicles, you can get usda loan 0%

Key facts

• New tile
• New water heater
• New ac

Tags

• CORNER LOT
• OWNER FINANCE AVAILABLE
• NEW ROOF
• NEW AC
• NEW WATER HEATER
• NEW TILE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $125k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,406 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D+, schools F, amenities 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.
• Market conditions: 474 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 38% 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 $985 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 141 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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, 96% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.70%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (median comp): $139,844
• List price: $142,500
• Delta: 1.90%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-435
• Equity at exit: $21,247

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $28,800
• Equity at exit: $12,321

Cash invested: $39,900 (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: 474
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$747
• Tax from tax record: −$141 /mo · $1,694/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $356

Break-even live

Break-even rent $1,200

Max offer price $142,500

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Kennedy St Mission, TX	2.0	2.0	1062	$1,300	$1.22	23d	1	1.36mi
2503 Double Eagle Dr Mission, TX	2.0	2.0	840	$1,300	$1.55	43d	1	1.38mi

Listing history 50 events

1. 2026-06-18
   days on market $142,500 Active 141 DOM
2. 2026-06-17
   days on market $142,500 Active 140 DOM
3. 2026-06-16
   days on market $142,500 Active 139 DOM
4. 2026-06-15
   days on market $142,500 Active 138 DOM
5. 2026-06-14
   days on market $142,500 Active 136 DOM
6. 2026-06-13
   days on market $142,500 Active 135 DOM
7. 2026-06-10
   days on market $142,500 Active 133 DOM
8. 2026-06-09
   days on market $142,500 Active 132 DOM
9. 2026-06-09
   price $142,500 Active 131 DOM
10. 2026-06-08
    days on market $145,000 Active 131 DOM
11. 2026-06-07
    days on market $145,000 Active 130 DOM
12. 2026-06-05
    days on market $145,000 Active 127 DOM
13. 2026-06-03
    days on market $145,000 Active 126 DOM
14. 2026-06-02
    days on market $145,000 Active 125 DOM
15. 2026-06-01
    days on market $145,000 Active 124 DOM
16. 2026-05-31
    days on market $145,000 Active 123 DOM
17. 2026-05-31
    days on market $145,000 Active 122 DOM
18. 2026-05-18
    price $145,300 353-char remark

    Show marketing remark (353 chars)

    Excellent home 3 bedroom, with owner finance available, corner lot close to the exoressway. it is county so no restriction of Home Owner's association or the city. new roof, new ac, new water heater. new tile, new fans etc. come and take a look over this opportunity with a spacious space at the front to park several vehicles, you can get usda loan 0%

19. 2026-05-06
    price $145,500 353-char remark

    Show marketing remark (353 chars)

    Excellent home 3 bedroom, with owner finance available, corner lot close to the exoressway. it is county so no restriction of Home Owner's association or the city. new roof, new ac, new water heater. new tile, new fans etc. come and take a look over this opportunity with a spacious space at the front to park several vehicles, you can get usda loan 0%

20. 2026-03-25
    price $145,800 353-char remark

    Show marketing remark (353 chars)

    Excellent home 3 bedroom, with owner finance available, corner lot close to the exoressway. it is county so no restriction of Home Owner's association or the city. new roof, new ac, new water heater. new tile, new fans etc. come and take a look over this opportunity with a spacious space at the front to park several vehicles, you can get usda loan 0%

21. 2026-03-12
    price $146,000 353-char remark

    Show marketing remark (353 chars)

    Excellent home 3 bedroom, with owner finance available, corner lot close to the exoressway. it is county so no restriction of Home Owner's association or the city. new roof, new ac, new water heater. new tile, new fans etc. come and take a look over this opportunity with a spacious space at the front to park several vehicles, you can get usda loan 0%

22. 2026-02-28
    price $146,100 353-char remark

    Show marketing remark (353 chars)

    Excellent home 3 bedroom, with owner finance available, corner lot close to the exoressway. it is county so no restriction of Home Owner's association or the city. new roof, new ac, new water heater. new tile, new fans etc. come and take a look over this opportunity with a spacious space at the front to park several vehicles, you can get usda loan 0%

23. 2026-02-13
    price $146,400 353-char remark

    Show marketing remark (353 chars)

    Excellent home 3 bedroom, with owner finance available, corner lot close to the exoressway. it is county so no restriction of Home Owner's association or the city. new roof, new ac, new water heater. new tile, new fans etc. come and take a look over this opportunity with a spacious space at the front to park several vehicles, you can get usda loan 0%

24. 2026-01-28
    listed $146,600 Active 353-char remark

    Show marketing remark (353 chars)

    Excellent home 3 bedroom, with owner finance available, corner lot close to the exoressway. it is county so no restriction of Home Owner's association or the city. new roof, new ac, new water heater. new tile, new fans etc. come and take a look over this opportunity with a spacious space at the front to park several vehicles, you can get usda loan 0%

25. 2025-11-25
    price $149,900
26. 2025-11-14
    price $150,100
27. 2025-10-16
    price $150,300
28. 2025-10-14
    price $150,400
29. 2025-09-30
    price $150,500
30. 2025-09-25
    price $154,000
31. 2025-09-08
    price $154,100
32. 2025-09-03
    price $154,200
33. 2025-08-29
    price $154,300
34. 2025-08-23
    price $154,400
35. 2025-08-10
    price $154,700
36. 2025-07-21
    listed $154,900 Active
37. 2025-07-11
    price $159,600
38. 2025-07-06
    price $159,800
39. 2025-06-19
    price $159,900
40. 2025-06-16
    price $164,600
41. 2025-06-12
    price $165,200
42. 2025-05-31
    price $165,300
43. 2025-05-28
    price $165,400
44. 2025-05-24
    price $169,400
45. 2025-05-17
    price $169,500
46. 2025-05-06
    price $169,700
47. 2025-04-28
    price $169,800
48. 2025-04-20
    price $169,900
49. 2025-04-11
    price $174,900
50. 2025-04-04
    listed $175,000 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: $1,694 · $141/mo
• Projected year-2 tax: $2,608 · $217/mo
• Expected delta: +$914/yr (+$76/mo · 53.9%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $19,800
• − Mortgage interest: −$7,982
• − Property taxes: −$1,694
• − Insurance: −$712
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,145
• Taxable income: $2,098
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $3,765/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 — Doffing

• Score: 54/100
• State rank: #1406
• US rank: #24060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Doffing, 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

-17.0% since first listed

37 events — show timeline

• 2026-05-18 Price Changed $145,300 MCALLENMLS
• 2026-05-06 Price Changed $145,500 MCALLENMLS
• 2026-03-25 Price Changed $145,800 MCALLENMLS
• 2026-03-12 Price Changed $146,000 MCALLENMLS
• 2026-02-28 Price Changed $146,100 MCALLENMLS
• 2026-02-13 Price Changed $146,400 MCALLENMLS
• 2026-01-28 Listed $146,600 MCALLENMLS
• 2025-11-25 Price Changed $149,900 MCALLENMLS
• 2025-11-14 Price Changed $150,100 MCALLENMLS
• 2025-10-16 Price Changed $150,300 MCALLENMLS
• 2025-10-14 Price Changed $150,400 MCALLENMLS
• 2025-09-30 Price Changed $150,500 MCALLENMLS
• 2025-09-25 Price Changed $154,000 MCALLENMLS
• 2025-09-08 Price Changed $154,100 MCALLENMLS
• 2025-09-03 Price Changed $154,200 MCALLENMLS
• 2025-08-29 Price Changed $154,300 MCALLENMLS
• 2025-08-23 Price Changed $154,400 MCALLENMLS
• 2025-08-10 Price Changed $154,700 MCALLENMLS
• 2025-07-21 Listed $154,900 MCALLENMLS
• 2025-07-11 Price Changed $159,600 MCALLENMLS
• 2025-07-06 Price Changed $159,800 MCALLENMLS
• 2025-06-19 Price Changed $159,900 MCALLENMLS
• 2025-06-16 Price Changed $164,600 MCALLENMLS
• 2025-06-12 Price Changed $165,200 MCALLENMLS
• 2025-05-31 Price Changed $165,300 MCALLENMLS
• 2025-05-28 Price Changed $165,400 MCALLENMLS
• 2025-05-24 Price Changed $169,400 MCALLENMLS
• 2025-05-17 Price Changed $169,500 MCALLENMLS
• 2025-05-06 Price Changed $169,700 MCALLENMLS
• 2025-04-28 Price Changed $169,800 MCALLENMLS
• 2025-04-20 Price Changed $169,900 MCALLENMLS
• 2025-04-11 Price Changed $174,900 MCALLENMLS
• 2025-04-04 Listed $175,000 MCALLENMLS
• 2025-02-19 Sold (Public Records) — Public Records
• 2025-02-19 Sold (Public Records) — Public Records
• 2024-05-16 Sold (Public Records) — Public Records
• 1990-09-04 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,694 · +78.9% YoY. Source: county tax records.