6112 Dinos Dr Basham Rd · Doffing, TX 78574

$115,000

3 bd · 1.0 ba · 939 sqft · SingleFamily public records · 116 Days on market

Built 1998 0.51 ac lot $122/sqft · 18% below area Est $140k · 18% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

6112 Dinos Dr, Mission, TX. Great opportunity in Mission! This property at 6112 Dino Dr offers an open-concept living area, comfortable bedroom layout, and a backyard with room to customize and make your own. Conveniently located near schools and local amenities with easy access to major roadways. Whether you’re purchasing your first home or adding to your investment portfolio, this property checks the boxes for value and location.

Key facts

• 0.51 acre lot
• Parking
• Built 1998

Tags

• OPEN-CONCEPT LIVING AREA
• EASY ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% 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; 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 $795 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.42% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.51%
• DSCR: 1.78
• GRM: 5.8

CMA / ARV

• ARV (median comp): $140,456
• List price: $115,000
• Delta: -18.12%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.9%
• Equity multiple: 1.35×
• Total profit: $11,325
• Equity at exit: $17,147

10-year hold

• IRR: 18.2%
• Equity multiple: 2.51×
• Total profit: $48,560
• Equity at exit: $9,943

Cash invested: $32,200 (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 78574

• Home prices YoY: -16.1%
• Active inventory: 474
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,639 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$174 /mo · $2,087/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $470

Break-even live

Break-even rent $1,044

Max offer price $115,000

Occupancy floor 66%

Sensitivity live

Price	-10% $535	-5% $502	+0% $470	+5% $437	+10% $405
Rent	-10% $340	-5% $405	+0% $470	+5% $534	+10% $599
Rate	-1.0pp $528	-0.5pp $499	base $470	+0.5pp $440	+1.0pp $410

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $115,000 Active 116 DOM
2. 2026-06-17
   days on market $115,000 Active 115 DOM
3. 2026-06-16
   days on market $115,000 Active 114 DOM
4. 2026-06-15
   days on market $115,000 Active 113 DOM
5. 2026-06-14
   days on market $115,000 Active 111 DOM
6. 2026-06-13
   days on market $115,000 Active 110 DOM
7. 2026-06-10
   days on market $115,000 Active 108 DOM
8. 2026-06-09
   days on market $115,000 Active 107 DOM
9. 2026-06-08
   days on market $115,000 Active 106 DOM
10. 2026-06-07
    days on market $115,000 Active 105 DOM
11. 2026-06-05
    days on market $115,000 Active 102 DOM
12. 2026-06-03
    days on market $115,000 Active 101 DOM
13. 2026-06-02
    days on market $115,000 Active 100 DOM
14. 2026-06-01
    days on market $115,000 Active 99 DOM
15. 2026-05-31
    days on market $115,000 Active 98 DOM
16. 2026-05-31
    days on market $115,000 Active 97 DOM
17. 2026-02-22
    listed $115,000 Active 442-char remark

    Show marketing remark (442 chars)

    6112 Dinos Dr, Mission, TX. Great opportunity in Mission! This property at 6112 Dino Dr offers an open-concept living area, comfortable bedroom layout, and a backyard with room to customize and make your own. Conveniently located near schools and local amenities with easy access to major roadways. Whether you’re purchasing your first home or adding to your investment portfolio, this property checks the boxes for value and location.

18. 2025-07-18
    soldstatus
19. 2004-01-16
    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: $2,087 · $174/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$18/yr (+$1/mo · 0.9%)

ⓘ 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 · 22 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: $19,665
• − Mortgage interest: −$6,442
• − Property taxes: −$2,087
• − Insurance: −$575
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$3,345
• Taxable income: $4,070
• Est. tax owed @ 24.0%: −$977
• After-tax cash flow: $4,660/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

3 events — show timeline

• 2026-02-22 Listed $115,000 MCALLENMLS
• 2025-07-18 Sold (Public Records) — Public Records
• 2004-01-16 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,087 · +16.4% YoY. Source: county tax records.