7123 Elisa St · Doffing, TX 78574

$199,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 229 Days on market

Built 2019 Good condition 0.50 ac lot $148/sqft · at area comps Est $196k · at est. ↓ 5% since listing

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Why this score? — see what drove the D- 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 +13.7/30.0
• ARV discount +6.7/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home! This move-in-ready residence invites you to personalize and expand as you see fit. Located in a vibrant neighborhood close to various schools, shopping, and dining options, this home offers both convenience and comfort. Step inside to discover an open floor plan that seamlessly connects living spaces, making it perfect for both everyday living and entertaining. The spacious bedrooms offer ample space for relaxation, while the large backyard presents a fantastic opportunity for outdoor gatherings and activities. Don't miss your chance to make this house your own – schedule a showing today!

Key facts

• Open floor plan
• Move-in-ready
• Large backyard

Tags

• MOVE-IN-READY
• OPEN FLOOR PLAN
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $15 ($182/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (11.6% below list).
• Recommended offer: $175k (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+, 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.
• Zoned schools: Narciso Cavazos (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 466 students, 95% FRL); Ann Richards Middle (math 21% / reading 30%, grade F, #1,236 of 1,662 statewide, top 76%, 729 students, 96% FRL); Juarez-Lincoln H S (math 10% / reading 20%, grade F, #1,507 of 1,632 statewide, top 93%, 2,062 students, 99% FRL) — zoned schools average 96% FRL vs 54% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 477 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 40% 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 $1k of loan paydown is wiped out by about $6k 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 229 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 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, 97% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (median comp): $195,701
• List price: $199,000
• Delta: 1.69%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-31,253
• Equity at exit: $29,672

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-25,862
• Equity at exit: $17,206

Cash invested: $55,720 (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: 477
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,760 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $15

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 94%

Sensitivity live

Price	-10% $153	-5% $84	+0% $15	+5% $-54	+10% $-122
Rent	-10% $-124	-5% $-54	+0% $15	+5% $85	+10% $154
Rate	-1.0pp $115	-0.5pp $66	base $15	+0.5pp $-36	+1.0pp $-89

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $199,000 Active 229 DOM
2. 2026-06-18
   days on market $199,000 Active 226 DOM
3. 2026-06-17
   days on market $199,000 Active 225 DOM
4. 2026-06-16
   days on market $199,000 Active 224 DOM
5. 2026-06-15
   days on market $199,000 Active 223 DOM
6. 2026-06-14
   days on market $199,000 Active 221 DOM
7. 2026-06-13
   days on market $199,000 Active 220 DOM
8. 2026-06-10
   days on market $199,000 Active 218 DOM
9. 2026-06-09
   days on market $199,000 Active 217 DOM
10. 2026-06-08
    days on market $199,000 Active 216 DOM
11. 2026-06-07
    days on market $199,000 Active 215 DOM
12. 2026-06-05
    days on market $199,000 Active 212 DOM
13. 2026-06-03
    days on market $199,000 Active 211 DOM
14. 2026-06-02
    days on market $199,000 Active 210 DOM
15. 2026-06-01
    days on market $199,000 Active 209 DOM
16. 2026-05-31
    days on market $199,000 Active 208 DOM
17. 2026-05-31
    days on market $199,000 Active 207 DOM
18. 2026-05-03
    price $199,000 627-char remark

    Show marketing remark (627 chars)

    Welcome to your new home! This move-in-ready residence invites you to personalize and expand as you see fit. Located in a vibrant neighborhood close to various schools, shopping, and dining options, this home offers both convenience and comfort. Step inside to discover an open floor plan that seamlessly connects living spaces, making it perfect for both everyday living and entertaining. The spacious bedrooms offer ample space for relaxation, while the large backyard presents a fantastic opportunity for outdoor gatherings and activities. Don't miss your chance to make this house your own – schedule a showing today!

19. 2026-02-25
    price $199,000 629-char remark

    Show marketing remark (629 chars)

    Welcome to your new home! This move-in-ready residence invites you to personalize and expand as you see fit. Located in a vibrant neighborhood close to various schools, shopping, and dining options, this home offers both convenience and comfort. Step inside to discover an open floor plan that seamlessly connects living spaces, making it perfect for both everyday living and entertaining. The spacious bedrooms offer ample space for relaxation, while the large backyard presents a fantastic opportunity for outdoor gatherings and activities. Don't miss your chance to make this house your own – schedule a showing today!

20. 2025-12-01
    price $204,000 627-char remark

    Show marketing remark (629 chars)

    Welcome to your new home! This move-in-ready residence invites you to personalize and expand as you see fit. Located in a vibrant neighborhood close to various schools, shopping, and dining options, this home offers both convenience and comfort. Step inside to discover an open floor plan that seamlessly connects living spaces, making it perfect for both everyday living and entertaining. The spacious bedrooms offer ample space for relaxation, while the large backyard presents a fantastic opportunity for outdoor gatherings and activities. Don't miss your chance to make this house your own – schedule a showing today!

21. 2025-12-01
    price $204,000 629-char remark

    Show marketing remark (629 chars)

    Welcome to your new home! This move-in-ready residence invites you to personalize and expand as you see fit. Located in a vibrant neighborhood close to various schools, shopping, and dining options, this home offers both convenience and comfort. Step inside to discover an open floor plan that seamlessly connects living spaces, making it perfect for both everyday living and entertaining. The spacious bedrooms offer ample space for relaxation, while the large backyard presents a fantastic opportunity for outdoor gatherings and activities. Don't miss your chance to make this house your own – schedule a showing today!

22. 2025-11-05
    listed $209,000 Active 627-char remark

    Show marketing remark (627 chars)

    Welcome to your new home! This move-in-ready residence invites you to personalize and expand as you see fit. Located in a vibrant neighborhood close to various schools, shopping, and dining options, this home offers both convenience and comfort. Step inside to discover an open floor plan that seamlessly connects living spaces, making it perfect for both everyday living and entertaining. The spacious bedrooms offer ample space for relaxation, while the large backyard presents a fantastic opportunity for outdoor gatherings and activities. Don't miss your chance to make this house your own – schedule a showing today!

23. 2025-11-04
    listed $209,000 Active 629-char remark

    Show marketing remark (629 chars)

    Welcome to your new home! This move-in-ready residence invites you to personalize and expand as you see fit. Located in a vibrant neighborhood close to various schools, shopping, and dining options, this home offers both convenience and comfort. Step inside to discover an open floor plan that seamlessly connects living spaces, making it perfect for both everyday living and entertaining. The spacious bedrooms offer ample space for relaxation, while the large backyard presents a fantastic opportunity for outdoor gatherings and activities. Don't miss your chance to make this house your own – schedule a showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 20 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: $21,120
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$5,789
• Taxable loss: −$3,175
• Est. tax savings @ 24.0%: +$762
• After-tax cash flow: $944/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.

Condition & rehab AI · 5 photos

Good 75/100 None rehab

This move-in-ready home is in good condition with a clean exterior and interior. It offers a good starting point for potential buyers or renters, with minor updates that can significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Both Upgrading the HVAC system — A modern, energy-efficient HVAC system can improve comfort and reduce utility costs.
• Both Adding a small patio or deck — This can increase the living space and outdoor appeal, enhancing both resale and rental potential.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Upgrading the HVAC system — A modern, energy-efficient HVAC system can improve comfort and reduce utility costs. ↑
• Both Adding a small patio or deck — This can increase the living space and outdoor appeal, enhancing both resale and rental potential. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-4.8% since first listed

6 events — show timeline

• 2026-05-03 Price Changed $199,000 RGVMLS
• 2026-02-25 Price Changed $199,000 MCALLENMLS
• 2025-12-01 Price Changed $204,000 RGVMLS
• 2025-12-01 Price Changed $204,000 MCALLENMLS
• 2025-11-05 Listed $209,000 RGVMLS
• 2025-11-04 Listed $209,000 MCALLENMLS