3871 Hoover St · Mila Doce, TX 78570

$100,000

2 bd · 1.0 ba · 795 sqft · SingleFamily · 120 Days on market

Built 2024 Good condition 7,244 sqft lot $126/sqft · 26% below area Est $136k · 26% under ↓ 9% since listing

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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 +16.5/30.0
• ARV discount +15.0/15.0
• Appreciation +7.3/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

nvestor Opportunity in Weslaco, TX! 2-bedroom, 1-bath home in shell condition on slab foundation. Major components already in place including roof, windows, electrical and plumbing. Property is connected to septic system. Interior finish-out needed. Ideal for investors or buyers looking to complete and customize. Sold as-is. Buyer to verify all information, utilities, permits and septic condition.

Key facts

• 7,244 sq ft lot
• 3 parking spots
• Built 2024

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $59 ($713/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 $95k (5.0% below list).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,495 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Weslaco ISD (suburban): math 23% / reading 31% proficiency, ranked #705 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 390 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $5k appreciation (4.5% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% 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 F 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. 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: 0.95% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.55%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $135,582
• List price: $100,000
• Delta: -26.24%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

4.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.86×
• Total profit: $24,160
• Equity at exit: $53,810

10-year hold

• IRR: 14.9%
• Equity multiple: 3.54×
• Total profit: $71,153
• Equity at exit: $90,586

Cash invested: $28,000 (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 78570

• Home prices YoY: 1.9%
• Active inventory: 390
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $59

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5887 Mile 11 N Mercedes, TX	2.0	2.0	1092	$950	$0.87	44d	1	0.96mi

Listing history 17 events

1. 2026-06-18
   days on market $100,000 Active 120 DOM
2. 2026-06-17
   days on market $100,000 Active 119 DOM
3. 2026-06-16
   days on market $100,000 Active 118 DOM
4. 2026-06-15
   days on market $100,000 Active 117 DOM
5. 2026-06-15
   days on market $100,000 Active 116 DOM
6. 2026-06-13
   days on market $100,000 Active 115 DOM
7. 2026-06-12
   days on market $100,000 Active 114 DOM
8. 2026-06-09
   days on market $100,000 Active 111 DOM
9. 2026-06-08
   days on market $100,000 Active 110 DOM
10. 2026-06-08
    days on market $100,000 Active 109 DOM
11. 2026-06-07
    days on market $100,000 Active 108 DOM
12. 2026-06-03
    days on market $100,000 Active 105 DOM
13. 2026-06-02
    days on market $100,000 Active 104 DOM
14. 2026-06-01
    days on market $100,000 Active 103 DOM
15. 2026-05-31
    days on market $100,000 Active 102 DOM
16. 2026-04-22
    price $100,000 400-char remark

    Show marketing remark (400 chars)

    nvestor Opportunity in Weslaco, TX! 2-bedroom, 1-bath home in shell condition on slab foundation. Major components already in place including roof, windows, electrical and plumbing. Property is connected to septic system. Interior finish-out needed. Ideal for investors or buyers looking to complete and customize. Sold as-is. Buyer to verify all information, utilities, permits and septic condition.

17. 2026-02-15
    listed $110,000 Active 400-char remark

    Show marketing remark (400 chars)

    nvestor Opportunity in Weslaco, TX! 2-bedroom, 1-bath home in shell condition on slab foundation. Major components already in place including roof, windows, electrical and plumbing. Property is connected to septic system. Interior finish-out needed. Ideal for investors or buyers looking to complete and customize. Sold as-is. Buyer to verify all information, utilities, permits and septic condition.

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

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,909
• Taxable loss: −$935
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $937/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 · 11 photos

Good 80/100 Cosmetic rehab

This single-family home in Weslaco, TX is in good condition with cosmetic rehab needed. Ideal for investors looking to complete and customize for resale or rental.

Value-add opportunities

• Both Paint and minor landscaping — Enhances curb appeal and interior finish
• Both Complete interior finish-out — Completes the home for move-in readiness

Renovation cost estimate screening

Value-add ROI direction

• Both Paint and minor landscaping — Enhances curb appeal and interior finish ↑
• Both Complete interior finish-out — Completes the home for move-in readiness ↑

ⓘ 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: Weslaco ISD
• NCES district ID: 4844960
• Math proficiency: 23% ▼ -29.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $32,867
• Composite: 22.05/100
• National rank: #8196
• State rank: #705 of 826 in TX

Livability — Mila Doce

• Score: 50/100
• State rank: #1495
• US rank: #25524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mila Doce, TX
• Population (ZIP): 33,596

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 44% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 20% · Canada
• Languages at home: 18% English-only · Spanish 82%

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: ▲ 4.53%
• Current HPI: 238.8386
• Rent YoY: —
• Metro: —
• 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

-9.1% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $100,000 MCALLENMLS
• 2026-02-15 Listed $110,000 MCALLENMLS