2102 E Bogey Dr · Perezville, TX 78572

$80,000

2 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 182 Days on market

Built 1999 3,395 sqft lot $35/mo HOA · 3% of rent ↓ 11% since listing

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• 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

City of Mission -Leisure Valley Ranch RV & M/H Park - Beautiful Fully Furnished Mobile Home, One Bedroom, 1 Full Bath and a Half Bath, Two Living areas, Built Ins, Custom Drapes, 1,024 Square Foot (HCAD). The Lot Size is 3,396 Square Foot (HCAD). Model Rosemont Serial TXS0600290. Is Registered with TDHCA. Day of manufacture UNKNOWN. Community Pool, Golf Course and Club House! The Golf Cart may be sold separately. Schedule a tour! Expressway 83 and Western Rd area.

Key facts

• Custom drapes
• Community pool
• Built ins

Tags

• COMMUNITY POOL
• CLUB HOUSE
• TWO LIVING AREAS
• BUILT INS
• CUSTOM DRAPES

Property features AI

Finance

• Other: Golf cart negotiable with seller
• HOA & community: Mandatory association (Hidden Valley Ranch); Annual association fee of $425; Community features include golf and community pool; Senior community

Exterior

• Parking: No garage or covered parking (no designated parking spaces)
• Security: Smoke detector(s)
• Utilities: Public water; City sewer; Cable available; Electric utilities
• Home design: Not new construction
• Construction: Vinyl siding; Metal roof; Crawl space foundation; Built in 1,024 building area (source: HidalgoCAD)
• Exterior features: Covered and screened patio with patio slab; BBQ pit/grill; Rock yard; Storage structure on site; Paved road access; In-ground pool; Property on owned lot

Interior

• Kitchen: Smooth electric cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: Living areas include two separate living area spaces
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Laminate countertops; Bonus room; Built-in features; Ceiling fan(s); Microwave; Custom drapes; Window coverings; Double-pane windows; Solar screens; Smoke detector(s)
• Laundry & utility: Washer and dryer included; Laundry area with washer/dryer connections; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: amenities F, commute F, health & safety 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: Henry B Gonzalez El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 490 students, 91% FRL); Ann Richards Middle (math 21% / reading 30%, grade F, #1,236 of 1,662 statewide, top 76%, 729 students, 96% FRL); La Joya H S (math 16% / reading 32%, grade F, #1,333 of 1,632 statewide, top 82%, 2,775 students, 92% FRL) — zoned schools average 93% FRL vs 54% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 852 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $553 of loan paydown is wiped out by about $2k 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 182 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; major 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.43% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.95%
• DSCR: 1.62
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $161,792
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2015 Double Eagle Dr	0.09mi	1/1.5 (-1)	1,100 (+7%)	7mo	$158,000	$144	70
146 Tulip St	0.50mi	2/2.0	1,026 (+0%)	3mo	$149,900	$146	70
1904 Polk St	0.42mi	2/2.0	995 (-3%)	4mo	$180,000	$181	68
1921 Stadler Dr	0.25mi	2/2.0	1,068 (+4%)	14mo	$144,900	$136	66
2001 W Bogey Dr	0.30mi	1/1.0 (-1)	1,005 (-2%)	18mo	$158,900	$158	63
1914 Wilson St	0.32mi	2/2.0	949 (-7%)	8mo	$165,000	$174	62
1909 Tyler St	0.30mi	2/2.0	1,143 (+12%)	3mo	$154,900	$136	60
1908 Kennedy St	0.49mi	2/2.0	1,062 (+4%)	11mo	$185,000	$174	58
1811 Wilson St	0.40mi	2/2.0	983 (-4%)	16mo	$179,999	$183	57
1913 Kennedy St	0.46mi	2/2.0	983 (-4%)	20mo	$149,000	$152	52

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,368
• Equity at exit: $11,928

10-year hold

• IRR: 8.9%
• Equity multiple: 1.61×
• Total profit: $13,672
• Equity at exit: $6,917

Cash invested: $22,400 (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 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,142 high
• Mortgage (P&I): −$420
• Tax from tax record: −$154 /mo · $1,845/yr
• Insurance: −$33
• HOA: −$35
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $260

Break-even live

Break-even rent $812

Max offer price $80,000

Occupancy floor 72%

Sensitivity live

Price	-10% $306	-5% $283	+0% $260	+5% $238	+10% $215
Rent	-10% $170	-5% $215	+0% $260	+5% $306	+10% $351
Rate	-1.0pp $301	-0.5pp $281	base $260	+0.5pp $240	+1.0pp $219

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2503 Double Eagle Dr Mission, TX	2.0	2.0	840	$1,300	$1.55	44d	1	0.22mi
1908 Kennedy St Mission, TX	2.0	2.0	1062	$1,300	$1.22	24d	1	0.52mi
7220 W Interstate Highway 2 Unit 15 Mission, TX	1.0	1.0	945	$925	$0.98	44d	1	0.71mi
7220 W Interstate Highway 2 Fl STW 1 WITH BALCONY) FRONT UNIT Mission, TX	1.0	1.0	945	$895	$0.95	44d	1	0.71mi
7220 W Interstate Highway 2 Unit 12 Mission, TX	2.0	2.0	1104	$995	$0.90	22d	1	0.71mi
7220 W Interstate Highway 2 Unit 20 Mission, TX	2.0	2.0	1104	$995	$0.90	44d	1	0.71mi
7220 W Interstate Highway 2 Fl STW 4 WITH PORCH) FRONT UNIT Mission, TX	2.0	2.0	1104	$1,150	$1.04	44d	1	0.72mi
7220 W Interstate Highway 2 Fl STW 3 WITH NO BALCONY) Mission, TX	1.0	1.0	945	$895	$0.95	20d	1	0.72mi
3717 Clavel St Unit 8 Palmview, TX	2.0	1.0	1005	$800	$0.80	44d	1	0.81mi
3711 Chapa AVE Palmview, TX	3.0	2.0	1050	$1,300	$1.24	44d	1	0.89mi
3711 Chapa AVE Palmview, TX	2.0	2.0	995	$1,150	$1.16	15d	1	0.89mi
3706 Chapa AVE Palmview, TX	2.0	2.0	864	$1,100	$1.27	44d	1	0.94mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-18
   days on market $80,000 Active 182 DOM
2. 2026-06-17
   days on market $80,000 Active 181 DOM
3. 2026-06-16
   days on market $80,000 Active 180 DOM
4. 2026-06-15
   days on market $80,000 Active 179 DOM
5. 2026-06-14
   days on market $80,000 Active 177 DOM
6. 2026-06-13
   days on market $80,000 Active 176 DOM
7. 2026-06-10
   days on market $80,000 Active 174 DOM
8. 2026-06-09
   days on market $80,000 Active 173 DOM
9. 2026-06-08
   days on market $80,000 Active 172 DOM
10. 2026-06-07
    days on market $80,000 Active 171 DOM
11. 2026-06-05
    days on market $80,000 Active 168 DOM
12. 2026-06-03
    days on market $80,000 Active 167 DOM
13. 2026-06-02
    days on market $80,000 Active 166 DOM
14. 2026-06-01
    days on market $80,000 Active 165 DOM
15. 2026-05-31
    days on market $80,000 Active 164 DOM
16. 2026-05-31
    days on market $80,000 Active 163 DOM
17. 2025-12-18
    listed $80,000 Active
18. 2024-12-19
    listed $90,000 Active
19. 2007-03-23
    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: $1,845 · $154/mo
• Projected year-2 tax: $1,845 · $154/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 7/10 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: $13,703
• − Mortgage interest: −$4,481
• − Property taxes: −$1,845
• − Insurance: −$400
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − HOA: −$420
• − Depreciation: −$2,327
• Taxable income: $2,037
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $2,637/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

• 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

-11.1% since first listed

3 events — show timeline

• 2025-12-18 Listed $80,000 MCALLENMLS
• 2024-12-19 Listed $90,000 MCALLENMLS
• 2007-03-23 Sold (Public Records) — Public Records

Property tax history

+12.1%/yr

Latest (2025): $1,845 · +7.1% YoY. Source: county tax records.