4709 Jonathan Edward Ct · Doffing, TX 78574

$180,000

3 bd · 2.0 ba · 1,914 sqft · SingleFamily public records · 83 Days on market

Built 2014 0.50 ac lot $94/sqft · 27% below area Est $248k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• 1% rule +5.0/10.0
• DSCR +4.2/10.0
• 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

Great opportunity to complete and customize this unfinished 1,914 sq. ft. home situated on 0.50 acres. Designed with a 4-bedroom, 2-bath layout, the property already has drywall installed, giving the next owner a valuable head start to bring their vision to life with their own style and finishes. The spacious floor plan offers excellent potential for comfortable everyday living and entertaining. Outside, the property features a large patio area, a 20' x 30' carport for covered parking, and an impressive 80' x 40' workshop/building complete with an additional half bath and a wood-burning chimney—ideal for storage, hobbies, or a dedicated workspace. With ample room on half an acre and major structural progress already in place, this property is a great fit for buyers, investors, or builders seeking a project with strong potential. ***OWNER FINANCING AVAILABLE***

Key facts

• Large patio area
• 80 x 40 workshop
• Wood burning chimney

Tags

• LARGE PATIO AREA
• 20 X 30 CARPORT
• 80 X 40 WORKSHOP
• WOOD BURNING CHIMNEY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $18 ($221/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 $180k (0.2% below list).
• Recommended offer: $169k (6.0% 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 41% 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 $5k 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 83 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 96% 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 $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. 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?
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: 1.00% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 8.3

CMA / ARV

• ARV (median comp): $247,613
• List price: $180,000
• Delta: -27.31%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6817 Bagley Dr	0.30mi	4/2.5 (+1)	2,192 (+14%)	23mo	$180,000	$82	36
5200 Fiesta Dr	0.74mi	4/3.0 (+1)	1,965 (+3%)	21mo	$215,000	$109	35

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-27,871
• Equity at exit: $26,839

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-22,257
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,797 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$382 /mo · $4,583/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $18

Break-even live

Break-even rent $1,773

Max offer price $180,000

Occupancy floor 94%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-10
   days on market $180,000 Active 83 DOM
2. 2026-06-09
   days on market $180,000 Active 82 DOM
3. 2026-06-08
   days on market $180,000 Active 81 DOM
4. 2026-06-07
   days on market $180,000 Active 80 DOM
5. 2026-06-05
   days on market $180,000 Active 77 DOM
6. 2026-06-03
   days on market $180,000 Active 76 DOM
7. 2026-06-02
   days on market $180,000 Active 75 DOM
8. 2026-06-01
   days on market $180,000 Active 74 DOM
9. 2026-05-31
   days on market $180,000 Active 73 DOM
10. 2026-05-31
    days on market $180,000 Active 72 DOM
11. 2026-03-19
    listed $180,000 Active 878-char remark

    Show marketing remark (878 chars)

    Great opportunity to complete and customize this unfinished 1,914 sq. ft. home situated on 0.50 acres. Designed with a 4-bedroom, 2-bath layout, the property already has drywall installed, giving the next owner a valuable head start to bring their vision to life with their own style and finishes. The spacious floor plan offers excellent potential for comfortable everyday living and entertaining. Outside, the property features a large patio area, a 20' x 30' carport for covered parking, and an impressive 80' x 40' workshop/building complete with an additional half bath and a wood-burning chimney—ideal for storage, hobbies, or a dedicated workspace. With ample room on half an acre and major structural progress already in place, this property is a great fit for buyers, investors, or builders seeking a project with strong potential. ***OWNER FINANCING AVAILABLE***

ⓘ 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: $4,583 · $382/mo
• Projected year-2 tax: $4,583 · $382/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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $21,558
• − Mortgage interest: −$10,083
• − Property taxes: −$4,583
• − Insurance: −$900
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$5,236
• Taxable loss: −$2,693
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $867/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

• 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

• 2026-03-19 Listed $180,000 MCALLENMLS

Property tax history

+17.7%/yr

Latest (2025): $4,583 · +7.1% YoY. Source: county tax records.