7005 Jewel Dr · Doffing, TX 78574

$125,000

2 bd · 1.0 ba · 2,418 sqft · SingleFamily public records · 11 Days on market

Built 1970 0.50 ac lot

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +6.1/10.0
• 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

Discover the perfect blend of space and comfort at 7005 Jewel in Mission, Texas! Situated on a generous half-acre tract, this property offers plenty of room to enjoy outdoor living, future additions, or recreational activities. A paved driveway provides convenient access and enhances the property's curb appeal. Inside, you'll find over 2,400 square feet of living space, featuring spacious rooms and a versatile layout designed for everyday living and entertaining. Enjoy the freedom of country-style space while remaining close to schools, shopping, dining, and major roadways. Don't miss this exceptional opportunity to own a property with room to grow in a desirable Mission location!

Key facts

• Versatile layout
• Paved driveway
• Half-acre tract

Tags

• HALF-ACRE TRACT
• PAVED DRIVEWAY
• OUTDOOR LIVING
• VERSATILE LAYOUT
• DESIRABLE MISSION LOCATION

Property features AI

Finance

• Other: Lot about 0.503 acre (approx. 21,911 sq ft)
• HOA & community: No association

Exterior

• Parking: No garage or carport; No covered parking
• Utilities: Public water; Septic tank sewer; Electric-powered appliances
• Home design: Frame/wood construction; Pillar/post/pier foundation; Composition shingle roof; Total building area reported as 2,418
• Construction: Frame/Wood construction; Pillar/Post/Pier foundation; Composition shingle roof
• Exterior features: BBQ pit/grill; Chain link fencing; Paved road access

Interior

• Kitchen: Electric cooktop; Electric water heater
• Bedrooms: 3 living areas (described as living areas rather than separate bedrooms)
• Flooring: Laminate; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Wall cooling units; Space heater for heating
• Interior features: Laminate and tile flooring; Laminate countertops; Window coverings
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

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); 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 94% FRL vs 54% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $864 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $125,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-9,594
• Equity at exit: $18,638

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $5,545
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$222 /mo · $2,668/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $166

Break-even live

Break-even rent $1,177

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $237	-5% $202	+0% $166	+5% $131	+10% $96
Rent	-10% $57	-5% $112	+0% $166	+5% $221	+10% $276
Rate	-1.0pp $229	-0.5pp $198	base $166	+0.5pp $134	+1.0pp $101

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $125,000 Active 11 DOM
2. 2026-06-17
   days on market $125,000 Active 10 DOM
3. 2026-06-16
   days on market $125,000 Active 9 DOM
4. 2026-06-15
   days on market $125,000 Active 8 DOM
5. 2026-06-14
   days on market $125,000 Active 6 DOM
6. 2026-06-13
   days on market $125,000 Active 5 DOM
7. 2026-06-10
   days on market $125,000 Active 3 DOM
8. 2026-06-09
   days on market $125,000 Active 2 DOM
9. 2026-06-08
   remarks 689-char remark
10. 2026-06-08
    listed $125,000 Active 1 DOM

ⓘ 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: $2,668 · $222/mo
• Projected year-2 tax: $2,668 · $222/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 9/10 Extreme
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 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: $16,653
• − Mortgage interest: −$7,002
• − Property taxes: −$2,668
• − Insurance: −$625
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$3,636
• Taxable income: $58
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $1,983/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

1 event — show timeline

• 2026-06-07 Listed $125,000 MCALLENMLS

Property tax history

+10.9%/yr

Latest (2025): $2,668 · +16.9% YoY. Source: county tax records.