3606 Lupita St · Doolittle, TX 78542

$55,000

2 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 126 Days on market

Built 2001 6,990 sqft lot $40/sqft · 70% below area ↓ 31% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

For Sale: 3606 Lupita St, Edinburg, TX — Investor Special on a Large Lot! Calling all investors and aspiring homeowners—here’s your chance to create value at a great price. This unfinished 3-bedroom, 1-bath frame home sits on a spacious cul-de-sac lot and is conveniently located near the expressway for easy commuting and quick access to town. With plenty of room to improve and customize, this property is ideal for a flip, rental, or a buyer ready to build out their own vision. Motivated seller—don’t miss this opportunity. Showings by approved appointment only for safety. Please do not visit the property without a scheduled appointment and use caution during your tour. Call today to schedule your showing!

Key facts

• Cul-de-sac lot
• Large lot
• 6,990 sq ft lot

Tags

• LARGE LOT
• CUL-DE-SAC LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 4.4% in Doolittle — 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 52/100 on livability (#1,460 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Edinburg CISD (urban): math 20% / reading 34% proficiency, ranked #699 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.1%/yr); 1003 active listings in the ZIP; 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 $380 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($48k) 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

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wind risk, 99% 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 2.15% ✓
• Cap rate: 17.00%
• Cash-on-cash: 38.24%
• DSCR: 2.70
• GRM: 3.9

CMA / ARV

• ARV (median comp): $184,480
• List price: $55,000
• Delta: -70.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3310 Tulipan Ave	0.44mi	3/2.0 (+1)	1,304 (-4%)	2mo	$239,000	$183	62
3321 Tepoztlan St	0.37mi	3/2.0 (+1)	1,230 (-10%)	2mo	$205,999	$167	57
3313 Tepoztlan St	0.38mi	3/2.0 (+1)	1,406 (+3%)	14mo	$230,000	$164	56
8635 Quietud St	0.45mi	3/2.0 (+1)	1,283 (-6%)	8mo	$195,000	$152	54
8509 N Kenyon Dr	0.28mi	3/2.0 (+1)	1,471 (+8%)	14mo	$180,000	$122	53
8505 Quietud St	0.37mi	3/2.0 (+1)	1,284 (-6%)	15mo	$205,000	$160	52
3329 Tepoztlan St	0.36mi	3/2.0 (+1)	1,276 (-6%)	14mo	$199,999	$157	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 2.23×
• Total profit: $18,936
• Equity at exit: $8,201

10-year hold

• IRR: 36.0%
• Equity multiple: 3.83×
• Total profit: $43,571
• Equity at exit: $4,755

Cash invested: $15,400 (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 78542

• Home prices YoY: -13.4%
• Rents YoY: -1.1%
• Active inventory: 1003
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$132 /mo · $1,590/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $491

Break-even live

Break-even rent $562

Max offer price $55,000

Occupancy floor 54%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $55,000 Active 126 DOM
2. 2026-06-17
   days on market $55,000 Active 125 DOM
3. 2026-06-16
   days on market $55,000 Active 124 DOM
4. 2026-06-15
   days on market $55,000 Active 123 DOM
5. 2026-06-14
   days on market $55,000 Active 121 DOM
6. 2026-06-13
   days on market $55,000 Active 120 DOM
7. 2026-06-10
   days on market $55,000 Active 118 DOM
8. 2026-06-09
   days on market $55,000 Active 117 DOM
9. 2026-06-08
   days on market $55,000 Active 116 DOM
10. 2026-06-07
    days on market $55,000 Active 115 DOM
11. 2026-06-03
    days on market $55,000 Active 111 DOM
12. 2026-06-02
    days on market $55,000 Active 110 DOM
13. 2026-06-01
    days on market $55,000 Active 109 DOM
14. 2026-05-31
    days on market $55,000 Active 108 DOM
15. 2026-05-31
    days on market $55,000 Active 107 DOM
16. 2026-02-12
    listed $55,000 Active 743-char remark

    Show marketing remark (743 chars)

    For Sale: 3606 Lupita St, Edinburg, TX — Investor Special on a Large Lot! Calling all investors and aspiring homeowners—here’s your chance to create value at a great price. This unfinished 3-bedroom, 1-bath frame home sits on a spacious cul-de-sac lot and is conveniently located near the expressway for easy commuting and quick access to town. With plenty of room to improve and customize, this property is ideal for a flip, rental, or a buyer ready to build out their own vision. Motivated seller—don’t miss this opportunity. Showings by approved appointment only for safety. Please do not visit the property without a scheduled appointment and use caution during your tour. Call today to schedule your showing!

17. 2025-08-11
    soldstatus
18. 2024-07-06
    price $65,000
19. 2024-07-01
    listed $80,000 Active

ⓘ 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: $1,590 · $132/mo
• Projected year-2 tax: $1,590 · $132/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 · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $14,196
• − Mortgage interest: −$3,081
• − Property taxes: −$1,590
• − Insurance: −$275
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$1,600
• Taxable income: $5,379
• Est. tax owed @ 24.0%: −$1,291
• After-tax cash flow: $4,598/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: Edinburg CISD
• NCES district ID: 4818180
• Math proficiency: 20% ▼ -34.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $36,985
• Composite: 22.42/100
• National rank: #8114
• State rank: #699 of 826 in TX

Livability — Doolittle

• Score: 52/100
• State rank: #1460
• US rank: #24819

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

• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 89,401
• Household income: $55,243
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1240.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 59% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 25% · Canada
• Languages at home: 15% English-only · Spanish 84%

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: ▼ -34.17%
• Current HPI: 220.921
• Rent YoY: ▼ -1.07%
• 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

-31.2% since first listed

4 events — show timeline

• 2026-02-12 Listed $55,000 MCALLENMLS
• 2025-08-11 Sold (Public Records) — Public Records
• 2024-07-06 Price Changed $65,000 MCALLENMLS
• 2024-07-01 Listed $80,000 MCALLENMLS

Property tax history

+8.0%/yr

Latest (2025): $1,590 · +36.1% YoY. Source: county tax records.