1808 Jefferson St · Perezville, TX 78572

$87,000

2 bd · 2.0 ba · 872 sqft · Manufactured public records · 23 Days on market

Built 1988 Est $99k · 12% under

---

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 +29.6/30.0
• ARV discount +12.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for your next forever home? Come check out this 2 bed 1.5 bath home in the gated 55+ community Enchanted Valley Ranch. This home offers a spacious kitchen and living spaces, ample-sized bedrooms, a low-maintenance rock yard and even space for a RV. What sets this home apart from so many others is the updated features to the exterior including a new metal roof, skirting, cement board siding, and carport with steel beams; updated features to the interior including new chair height toilets, updated electrical box and breakers, tile walk-in shower, and flooring in the bathroom, a reverse osmosis system, double-hung windows, insulation in the floor, new subflooring, extra support added, new paint and plumbing in most of the home, new A/C and furnace and an updated vanity in half bath. The newly remodeled Texas room is perfect for a craft room/ sewing room/ office space or a 2nd living room. This home comes furnished and is move-in ready.

Key facts

• Gated community
• Spacious kitchen
• Own the land

Tags

• GATED COMMUNITY
• OWN THE LAND
• SPACIOUS KITCHEN
• LOW MAINTENANCE ROCK YARD
• ACCOMMODATE 40 FT RV
• 2 YEAR OLD METAL ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 6.9% in Perezville — 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 (#743 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute 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: Rents flat; 852 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 $601 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 + 0.9% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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, 94% chance of damaging wind over 30y; severe 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 $85,695 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.29% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.50%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $98,536
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7225 Monroe St	0.10mi	2/2.0	816 (-6%)	10mo	$84,999	$104	76
125 Nap St	0.19mi	2/2.5	960 (+10%)	7mo	$70,000	$73	67
2307 W Bogey Dr	0.65mi	2/1.0	840 (-4%)	1mo	$112,900	$134	58
2408 Double Eagle Dr	0.72mi	2/1.5	832 (-5%)	2mo	$94,500	$114	55
24 Main St	0.17mi	2/1.0	768 (-12%)	18mo	$30,000	$39	54
2408 E Bogey Dr	0.70mi	2/1.5	797 (-9%)	5mo	$89,900	$113	47
7510 Bunker Dr	0.71mi	2/2.0	779 (-11%)	16mo	$88,000	$113	36
7410 Birdie Dr	0.70mi	2/2.0	960 (+10%)	20mo	$99,900	$104	34
2404 Bunker Dr	0.74mi	1/1.0 (-1)	768 (-12%)	3mo	$96,500	$126	34

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 · 0.93% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $3,652
• Equity at exit: $12,972

10-year hold

• IRR: 11.5%
• Equity multiple: 1.82×
• Total profit: $19,965
• Equity at exit: $7,522

Cash invested: $24,360 (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 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,123 high
• Mortgage (P&I): −$456
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $315

Break-even live

Break-even rent $724

Max offer price $87,000

Occupancy floor 67%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.08mi
109 Ash St Mission, TX	1.0	1.0	560	$800	$1.43	43d	1	0.29mi
7220 W Interstate Highway 2 Fl STW 3 WITH NO BALCONY) Mission, TX	1.0	1.0	945	$895	$0.95	19d	1	0.36mi
7220 W Interstate Highway 2 Fl STW 4 WITH PORCH) FRONT UNIT Mission, TX	2.0	2.0	1104	$1,150	$1.04	43d	1	0.36mi
7220 W Interstate Highway 2 Unit 15 Mission, TX	1.0	1.0	945	$925	$0.98	43d	1	0.39mi
7220 W Interstate Highway 2 Unit 12 Mission, TX	2.0	2.0	1104	$995	$0.90	21d	1	0.39mi
7220 W Interstate Highway 2 Unit 20 Mission, TX	2.0	2.0	1104	$995	$0.90	43d	1	0.39mi
7220 W Interstate Highway 2 Fl STW 1 WITH BALCONY) FRONT UNIT Mission, TX	1.0	1.0	945	$895	$0.95	43d	1	0.39mi
3717 Clavel St Unit 8 Palmview, TX	2.0	1.0	1005	$800	$0.80	43d	1	0.61mi
3711 Chapa AVE Palmview, TX	3.0	2.0	1050	$1,300	$1.24	43d	1	0.70mi
3711 Chapa AVE Palmview, TX	2.0	2.0	995	$1,150	$1.16	14d	1	0.70mi
3706 Chapa AVE Palmview, TX	2.0	2.0	864	$1,100	$1.27	43d	1	0.72mi
2503 Double Eagle Dr Mission, TX	2.0	2.0	840	$1,300	$1.55	43d	1	0.74mi

Listing history 40 events

1. 2026-06-18
   days on market $87,000 Active 23 DOM
2. 2026-06-17
   days on market $87,000 Active 22 DOM
3. 2026-06-16
   days on market $87,000 Active 21 DOM
4. 2026-06-15
   days on market $87,000 Active 20 DOM
5. 2026-06-14
   days on market $87,000 Active 18 DOM
6. 2026-06-13
   days on market $87,000 Active 17 DOM
7. 2026-06-10
   days on market $87,000 Active 15 DOM
8. 2026-06-09
   days on market $87,000 Active 14 DOM
9. 2026-06-08
   days on market $87,000 Active 13 DOM
10. 2026-06-07
    days on market $87,000 Active 12 DOM
11. 2026-06-05
    days on market $87,000 Active 9 DOM
12. 2026-06-03
    days on market $87,000 Active 8 DOM
13. 2026-06-02
    days on market $87,000 Active 7 DOM
14. 2026-06-01
    days on market $87,000 Active 6 DOM
15. 2026-05-31
    days on market $87,000 Active 5 DOM
16. 2026-05-31
    days on market $87,000 Active 4 DOM
17. 2026-05-26
    listed $87,000 Active
18. 2023-09-28
    soldstatus
19. 2023-09-27
    soldstatus Sold 954-char remark

    Show marketing remark (954 chars)

    Looking for your next forever home? Come check out this 2 bed 1.5 bath home in the gated 55+ community Enchanted Valley Ranch. This home offers a spacious kitchen and living spaces, ample-sized bedrooms, a low-maintenance rock yard and even space for a RV. What sets this home apart from so many others is the updated features to the exterior including a new metal roof, skirting, cement board siding, and carport with steel beams; updated features to the interior including new chair height toilets, updated electrical box and breakers, tile walk-in shower, and flooring in the bathroom, a reverse osmosis system, double-hung windows, insulation in the floor, new subflooring, extra support added, new paint and plumbing in most of the home, new A/C and furnace and an updated vanity in half bath. The newly remodeled Texas room is perfect for a craft room/ sewing room/ office space or a 2nd living room. This home comes furnished and is move-in ready.

20. 2023-08-15
    status Pending 954-char remark

    Show marketing remark (954 chars)

    Looking for your next forever home? Come check out this 2 bed 1.5 bath home in the gated 55+ community Enchanted Valley Ranch. This home offers a spacious kitchen and living spaces, ample-sized bedrooms, a low-maintenance rock yard and even space for a RV. What sets this home apart from so many others is the updated features to the exterior including a new metal roof, skirting, cement board siding, and carport with steel beams; updated features to the interior including new chair height toilets, updated electrical box and breakers, tile walk-in shower, and flooring in the bathroom, a reverse osmosis system, double-hung windows, insulation in the floor, new subflooring, extra support added, new paint and plumbing in most of the home, new A/C and furnace and an updated vanity in half bath. The newly remodeled Texas room is perfect for a craft room/ sewing room/ office space or a 2nd living room. This home comes furnished and is move-in ready.

21. 2023-08-12
    historical Option 954-char remark

    Show marketing remark (954 chars)

    Looking for your next forever home? Come check out this 2 bed 1.5 bath home in the gated 55+ community Enchanted Valley Ranch. This home offers a spacious kitchen and living spaces, ample-sized bedrooms, a low-maintenance rock yard and even space for a RV. What sets this home apart from so many others is the updated features to the exterior including a new metal roof, skirting, cement board siding, and carport with steel beams; updated features to the interior including new chair height toilets, updated electrical box and breakers, tile walk-in shower, and flooring in the bathroom, a reverse osmosis system, double-hung windows, insulation in the floor, new subflooring, extra support added, new paint and plumbing in most of the home, new A/C and furnace and an updated vanity in half bath. The newly remodeled Texas room is perfect for a craft room/ sewing room/ office space or a 2nd living room. This home comes furnished and is move-in ready.

22. 2023-06-07
    listed $79,900 Active 954-char remark

    Show marketing remark (954 chars)

    Looking for your next forever home? Come check out this 2 bed 1.5 bath home in the gated 55+ community Enchanted Valley Ranch. This home offers a spacious kitchen and living spaces, ample-sized bedrooms, a low-maintenance rock yard and even space for a RV. What sets this home apart from so many others is the updated features to the exterior including a new metal roof, skirting, cement board siding, and carport with steel beams; updated features to the interior including new chair height toilets, updated electrical box and breakers, tile walk-in shower, and flooring in the bathroom, a reverse osmosis system, double-hung windows, insulation in the floor, new subflooring, extra support added, new paint and plumbing in most of the home, new A/C and furnace and an updated vanity in half bath. The newly remodeled Texas room is perfect for a craft room/ sewing room/ office space or a 2nd living room. This home comes furnished and is move-in ready.

23. 2022-10-27
    price $66,900
24. 2022-07-25
    price $67,900
25. 2022-06-29
    status Active
26. 2022-03-30
    listed $69,900 Active
27. 2022-02-23
    listed $69,900 Active
28. 2021-10-06
    soldstatus
29. 2018-06-05
    price $27,000
30. 2017-12-27
    soldstatus
31. 2017-12-20
    soldstatus Sold
32. 2017-12-05
    historical
33. 2017-12-05
    price $29,900
34. 2017-10-14
    price $29,900
35. 2017-05-25
    listed $30,000 Active
36. 2016-11-04
    price $32,000
37. 2016-04-08
    price $36,000
38. 2008-11-19
    soldstatus
39. 2008-08-29
    soldstatus
40. 2007-03-14
    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: $958 · $80/mo
• Projected year-2 tax: $1,592 · $133/mo
• Expected delta: +$634/yr (+$53/mo · 66.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $13,473
• − Mortgage interest: −$4,873
• − Property taxes: −$958
• − Insurance: −$435
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,531
• Taxable income: $2,520
• Est. tax owed @ 24.0%: −$605
• After-tax cash flow: $3,171/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 — Perezville

• Score: 64/100
• State rank: #743
• US rank: #13748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perezville, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 78,024
• Household income: $54,298
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1714.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 47% White 12% Asian 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Slovak 1% Portuguese 0%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 22% English-only · Spanish 76%

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: ▼ -62.35%
• Current HPI: 209.3573
• Rent YoY: ▲ 0.93%
• 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

+141.7% since first listed

24 events — show timeline

• 2026-05-26 Listed $87,000 FSBO.com
• 2023-09-28 Sold (Public Records) — Public Records
• 2023-09-27 Sold (MLS) — MCALLENMLS
• 2023-08-15 Pending — MCALLENMLS
• 2023-08-12 Contingent — MCALLENMLS
• 2023-06-07 Listed $79,900 MCALLENMLS
• 2022-10-27 Price Changed $66,900 MCALLENMLS
• 2022-07-25 Price Changed $67,900 MCALLENMLS
• 2022-06-29 Relisted — MCALLENMLS
• 2022-03-30 Listed $69,900 MCALLENMLS
• 2022-02-23 Listed $69,900 MCALLENMLS
• 2021-10-06 Sold (Public Records) — Public Records
• 2018-06-05 Price Changed $27,000 MCALLENMLS
• 2017-12-27 Sold (Public Records) — Public Records
• 2017-12-20 Sold (MLS) — MCALLENMLS
• 2017-12-05 Delisted — MCALLENMLS
• 2017-12-05 Price Changed $29,900 MCALLENMLS
• 2017-10-14 Price Changed $29,900 MCALLENMLS
• 2017-05-25 Listed $30,000 MCALLENMLS
• 2016-11-04 Price Changed $32,000 MCALLENMLS
• 2016-04-08 Price Changed $36,000 MCALLENMLS
• 2008-11-19 Sold (Public Records) — Public Records
• 2008-08-29 Sold (Public Records) — Public Records
• 2007-03-14 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $958 · +7.1% YoY. Source: county tax records.