4700 W Mile 4 Rd · Doffing, TX 78574

$130,000

2 bd · 1.0 ba · 1,978 sqft · SingleFamily public records · 181 Days on market

Built 1967 0.49 ac lot $66/sqft · 44% below area Est $231k · 44% under ↓ 13% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.7/10.0
• 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

Welcome to 4700 W Mile 4 Rd, Mission, TX 78574, a charming 5-bedroom, 4 bathroom home on a spacious, corner 0.5-acre lot in a growing rural area. This property offers a perfect blend of tranquility and modern comfort. The main bedroom serves as a serene retreat, while two additional bedrooms feature their own restrooms for added privacy. The open-concept living area, with laminate wood flooring throughout, connects the kitchen, dining, and living spaces, making it ideal for family gatherings and entertaining. The kitchen is cozy and ready to make the meals for any culinary enthusiast. The expansive yard offers endless possibilities for outdoor activities, gardening, or simply enjoying the peaceful surroundings. Located rural but a rapidly developing area.

Key facts

• Expansive yard
• 0.49 acre lot
• Garage

Tags

• SPACIOUS 0.5-ACRE LOT
• OPEN-CONCEPT LIVING AREA
• LAMINATE WOOD FLOORING
• EXPANSIVE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (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; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 32% 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 $899 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 181 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 97% 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.07% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 7.8

CMA / ARV

• ARV (median comp): $231,104
• List price: $130,000
• Delta: -43.75%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4901 Andresito Dr	0.21mi	3/2.0 (+1)	2,177 (+10%)	17mo	$310,000	$142	51

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-11,897
• Equity at exit: $19,383

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,600
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $143

Break-even live

Break-even rent $1,209

Max offer price $130,000

Occupancy floor 85%

Sensitivity live

Price	-10% $217	-5% $180	+0% $143	+5% $106	+10% $69
Rent	-10% $33	-5% $88	+0% $143	+5% $198	+10% $253
Rate	-1.0pp $209	-0.5pp $176	base $143	+0.5pp $109	+1.0pp $75

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $130,000 Active 181 DOM
2. 2026-06-17
   days on market $130,000 Active 180 DOM
3. 2026-06-16
   days on market $130,000 Active 179 DOM
4. 2026-06-15
   days on market $130,000 Active 178 DOM
5. 2026-06-14
   days on market $130,000 Active 176 DOM
6. 2026-06-13
   days on market $130,000 Active 175 DOM
7. 2026-06-10
   days on market $130,000 Active 173 DOM
8. 2026-06-09
   days on market $130,000 Active 172 DOM
9. 2026-06-08
   days on market $130,000 Active 171 DOM
10. 2026-06-07
    days on market $130,000 Active 170 DOM
11. 2026-06-05
    days on market $130,000 Active 167 DOM
12. 2026-06-03
    days on market $130,000 Active 166 DOM
13. 2026-06-02
    days on market $130,000 Active 165 DOM
14. 2026-06-01
    days on market $130,000 Active 164 DOM
15. 2026-05-31
    days on market $130,000 Active 163 DOM
16. 2026-05-31
    days on market $130,000 Active 162 DOM
17. 2025-12-19
    listed $130,000 Active 765-char remark

    Show marketing remark (765 chars)

    Welcome to 4700 W Mile 4 Rd, Mission, TX 78574, a charming 5-bedroom, 4 bathroom home on a spacious, corner 0.5-acre lot in a growing rural area. This property offers a perfect blend of tranquility and modern comfort. The main bedroom serves as a serene retreat, while two additional bedrooms feature their own restrooms for added privacy. The open-concept living area, with laminate wood flooring throughout, connects the kitchen, dining, and living spaces, making it ideal for family gatherings and entertaining. The kitchen is cozy and ready to make the meals for any culinary enthusiast. The expansive yard offers endless possibilities for outdoor activities, gardening, or simply enjoying the peaceful surroundings. Located rural but a rapidly developing area.

18. 2025-12-10
    price $130,000
19. 2025-10-02
    status Active
20. 2025-08-13
    status Pending
21. 2025-08-06
    historical Option
22. 2025-06-17
    price $135,000
23. 2025-03-30
    status Active
24. 2025-03-25
    historical Option
25. 2025-02-04
    price $137,500
26. 2024-09-26
    price $140,000
27. 2024-09-09
    listed $150,000 Active
28. 2020-03-10
    soldstatus
29. 2000-06-14
    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: $1,834 · $153/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$545/yr (+$45/mo · 29.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% 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 97% 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: $16,682
• − Mortgage interest: −$7,282
• − Property taxes: −$1,834
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$3,782
• Taxable loss: −$332
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $1,797/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

-13.3% since first listed

13 events — show timeline

• 2025-12-19 Listed $130,000 MCALLENMLS
• 2025-12-10 Price Changed $130,000 MCALLENMLS
• 2025-10-02 Relisted — MCALLENMLS
• 2025-08-13 Pending — MCALLENMLS
• 2025-08-06 Contingent — MCALLENMLS
• 2025-06-17 Price Changed $135,000 MCALLENMLS
• 2025-03-30 Relisted — MCALLENMLS
• 2025-03-25 Contingent — MCALLENMLS
• 2025-02-04 Price Changed $137,500 MCALLENMLS
• 2024-09-26 Price Changed $140,000 MCALLENMLS
• 2024-09-09 Listed $150,000 MCALLENMLS
• 2020-03-10 Sold (Public Records) — Public Records
• 2000-06-14 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,834 · +7.1% YoY. Source: county tax records.