8812 N Doolittle Rd · Edinburg, TX 78542

$90,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 160 Days on market

Built 1986 0.39 ac lot $80/sqft · 55% below area ↓ 10% 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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• 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

Fixer-upper opportunity on a spacious 0.39-acre lot. This property offers strong potential for investors, renovators, or buyers looking to customize their next home. Generous lot size provides room for expansion, outdoor living, or future improvements. Conveniently located with easy access to local amenities. Property is being sold as-is and will require repairs and updates. Ideal for cash buyers

Key facts

• Room for expansion
• Outdoor living
• 0.39 acre lot

Tags

• SPACIOUS 0.39-ACRE LOT
• STRONG POTENTIAL FOR INVESTORS
• ROOM FOR EXPANSION
• OUTDOOR LIVING
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.4% in Edinburg — 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 64/100 on livability (#784 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D, amenities 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.
• 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 $622 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 160 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 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: 1.28% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 6.5

CMA / ARV

• ARV (median comp): $201,430
• List price: $90,000
• Delta: -55.32%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3321 Tepoztlan St	0.33mi	3/2.0 (+1)	1,230 (+10%)	2mo	$205,999	$167	58
8635 Quietud St	0.26mi	3/2.0 (+1)	1,283 (+15%)	8mo	$195,000	$152	48
2617 E FM 2812 St	0.44mi	3/2.0 (+1)	1,144 (+2%)	24mo	$475,000	$415	47
3329 Tepoztlan St	0.34mi	3/2.0 (+1)	1,276 (+14%)	14mo	$199,999	$157	40
8505 Quietud St	0.31mi	3/2.0 (+1)	1,284 (+15%)	15mo	$205,000	$160	39

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-3,405
• Equity at exit: $13,419

10-year hold

• IRR: 1.9%
• Equity multiple: 1.11×
• Total profit: $2,857
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$176 /mo · $2,112/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $228

Break-even live

Break-even rent $868

Max offer price $90,000

Occupancy floor 75%

Sensitivity live

Price	-10% $279	-5% $253	+0% $228	+5% $202	+10% $177
Rent	-10% $137	-5% $182	+0% $228	+5% $273	+10% $319
Rate	-1.0pp $273	-0.5pp $251	base $228	+0.5pp $205	+1.0pp $181

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $90,000 Active 160 DOM
2. 2026-06-17
   days on market $90,000 Active 159 DOM
3. 2026-06-16
   days on market $90,000 Active 158 DOM
4. 2026-06-15
   days on market $90,000 Active 157 DOM
5. 2026-06-14
   days on market $90,000 Active 155 DOM
6. 2026-06-13
   days on market $90,000 Active 154 DOM
7. 2026-06-10
   days on market $90,000 Active 152 DOM
8. 2026-06-09
   days on market $90,000 Active 151 DOM
9. 2026-06-08
   days on market $90,000 Active 150 DOM
10. 2026-06-07
    days on market $90,000 Active 149 DOM
11. 2026-06-03
    days on market $90,000 Active 145 DOM
12. 2026-06-02
    days on market $90,000 Active 144 DOM
13. 2026-06-01
    days on market $90,000 Active 143 DOM
14. 2026-05-31
    days on market $90,000 Active 142 DOM
15. 2026-05-31
    days on market $90,000 Active 141 DOM
16. 2026-04-29
    price $90,000 399-char remark

    Show marketing remark (399 chars)

    Fixer-upper opportunity on a spacious 0.39-acre lot. This property offers strong potential for investors, renovators, or buyers looking to customize their next home. Generous lot size provides room for expansion, outdoor living, or future improvements. Conveniently located with easy access to local amenities. Property is being sold as-is and will require repairs and updates. Ideal for cash buyers

17. 2026-01-09
    listed $99,500 Active 399-char remark

    Show marketing remark (399 chars)

    Fixer-upper opportunity on a spacious 0.39-acre lot. This property offers strong potential for investors, renovators, or buyers looking to customize their next home. Generous lot size provides room for expansion, outdoor living, or future improvements. Conveniently located with easy access to local amenities. Property is being sold as-is and will require repairs and updates. Ideal for cash buyers

ⓘ 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: $2,112 · $176/mo
• Projected year-2 tax: $2,112 · $176/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 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: $13,873
• − Mortgage interest: −$5,041
• − Property taxes: −$2,112
• − Insurance: −$450
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$2,618
• Taxable income: $1,432
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $2,390/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 — Edinburg

• Score: 64/100
• State rank: #784
• US rank: #14319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hidalgo County · 623,128 people
• City population: 178,279
• 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

-9.5% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $90,000 MCALLENMLS
• 2026-01-09 Listed $99,500 MCALLENMLS

Property tax history

+13.9%/yr

Latest (2025): $2,112 · -5.9% YoY. Source: county tax records.