12617 N 57th St · West Sharyland, TX 78573

$125,000

3 bd · 1.0 ba · 1,424 sqft · SingleFamily · 165 Days on market

Built 1986 Poor condition 0.43 ac lot $88/sqft · 38% below area Est $202k · 38% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Rent growth +3.1/5.0
• Livability +2.1/5.0
• Schools +1.7/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Discover the potential at 12617 N 57th St Mission Tx , a promising opportunity in a rapidly developing area. This property is ideal for those with a vision—whether you're dreaming of creating a personalized home or seeking an investment in a growing market. Situated on a sizeable lot of almost half an acre, the existing structure requires repairs but also offers a chance to start fresh with new construction. Envision a custom-built home surrounded by green space, with plenty of room for outdoor activities. Don't miss out on this opportunity to become part of a thriving community. Property Sold As Is.

Key facts

• 0.43 acre lot
• Built 1986
• Listed 165 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $30 ($362/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 $113k (9.5% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 42/100 on livability (#1,582 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: housing D+, schools F, amenities F.
• Mission CISD (urban): math 15% / reading 28% proficiency, ranked #775 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.5%/yr); 623 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.5% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.91% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $201,906
• List price: $125,000
• Delta: -38.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12617 N 57th St	0.00mi	3/1.0	1,424 (0%)	0mo	$125,000	$88	100
4401 Alejandro St	0.51mi	3/2.0	1,417 (-0%)	15mo	$195,000	$138	59
4407 Alejandro St	0.48mi	3/2.0	1,550 (+9%)	0mo	$192,500	$124	59
805 Magnolia	0.61mi	3/2.0	1,519 (+7%)	13mo	$269,900	$178	45
903 Magnolia	0.61mi	3/2.0	1,555 (+9%)	8mo	$279,500	$180	45
904 Magnolia St	0.75mi	3/2.0	1,500 (+5%)	10mo	$278,500	$186	44
621 Nora Ln	0.44mi	2/2.0 (-1)	1,280 (-10%)	18mo	$165,000	$129	39
1614 W Bella Vista Ave	0.73mi	4/2.0 (+1)	1,511 (+6%)	10mo	$247,000	$163	38
1007 Magnolia	0.61mi	3/2.0	1,595 (+12%)	13mo	$267,500	$168	36
1502 W Kennedy Ave	0.65mi	4/2.0 (+1)	1,632 (+15%)	0mo	$245,000	$150	36
1411 S Trosper Blvd	0.66mi	3/2.0	1,234 (-13%)	12mo	$250,000	$203	33
908 Magnolia St	0.73mi	3/2.0	1,622 (+14%)	16mo	$289,000	$178	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.45% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.98×
• Total profit: $69,396
• Equity at exit: $112,610

10-year hold

• IRR: 21.8%
• Equity multiple: 6.76×
• Total profit: $201,645
• Equity at exit: $242,848

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 78573

• Home prices YoY: 8.0%
• Rents YoY: 2.5%
• Active inventory: 623
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,132 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $30

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 92%

Sensitivity live

Price	-10% $117	-5% $73	+0% $30	+5% $-13	+10% $-56
Rent	-10% $-59	-5% $-15	+0% $30	+5% $75	+10% $120
Rate	-1.0pp $93	-0.5pp $62	base $30	+0.5pp $-2	+1.0pp $-35

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: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1410 S Michigan St Unit 4 Alton, TX	3.0	2.0	1054	$1,175	$1.11	44d	1	0.58mi
1503 W Saint Francis Ave Apt 10 Alton, TX	2.0	2.0	950	$875	$0.92	44d	1	0.59mi
1503 W Saint Francis Ave Unit 3 Alton, TX	2.0	2.0	950	$885	$0.93	24d	1	0.59mi
1409 S Michigan St Unit 1/3 Alton, TX	2.0	2.0	1005	$1,175	$1.17	20d	1	0.75mi
1409 S Michigan St Unit 1 Alton, TX	2.0	2.0	1100	$1,175	$1.07	15d	1	0.75mi
1310 W Harrison Ave Unit 3 Alton, TX	3.0	2.0	1050	$1,325	$1.26	24d	1	0.92mi
1302 W Harrison Ave Unit 1 Alton, TX	2.0	2.0	1050	$890	$0.85	44d	1	0.92mi
1310 W Harrison Ave Unit 2 Alton, TX	3.0	2.0	1050	$1,325	$1.26	44d	1	0.92mi
1412 W Harrison Ave Unit 3 Alton, TX	3.0	2.5	1200	$975	$0.81	22d	1	0.93mi
1428 W Harrison Ave Unit 3 Alton, TX	2.0	2.0	1000	$975	$0.97	24d	1	0.93mi
825 S Mississippi St Unit C Alton, TX	2.0	2.0	912	$800	$0.88	20d	1	0.95mi
1421 W Harrison Ave Unit 6 Alton, TX	3.0	2.0	1008	$750	$0.74	24d	1	0.96mi
1421 W Harrison Ave Alton, TX	3.0	2.0	1008	$925	$0.92	44d	1	0.97mi
1421 W Harrison Ave Alton, TX	3.0	2.0	1008	$750	$0.74	20d	1	0.97mi
2816 W Harrison Ave Apt 3 Alton, TX	2.0	2.0	908	$1,075	$1.18	24d	1	0.98mi
2712 W Harrison Ave Unit 4 Alton, TX	3.0	2.0	1118	$1,225	$1.10	44d	1	0.98mi
2904 W Harrison Ave Apt 2 Alton, TX	3.0	2.0	1118	$1,225	$1.10	44d	1	0.98mi
2808 W Harrison Ave Unit 1 Alton, TX	2.0	2.0	908	$1,075	$1.18	44d	1	0.98mi
2612 W Harrison Ave Apt 3 Alton, TX	2.0	2.0	908	$1,075	$1.18	44d	1	0.98mi
2904 W Harrison Ave Apt 3 Alton, TX	2.0	2.0	908	$1,075	$1.18	44d	1	0.98mi
2816 W Harrison Ave Unit 1 Alton, TX	2.0	2.0	908	$1,075	$1.18	44d	1	0.98mi
2712 W Harrison Ave Unit 3 Alton, TX	2.0	2.0	908	$1,075	$1.18	44d	1	0.98mi
2812 W Harrison Ave Unit 3 Alton, TX	2.0	2.0	908	$1,075	$1.18	44d	1	0.98mi
2708 W Harrison Ave Unit 4 Alton, TX	3.0	2.0	1118	$1,225	$1.10	24d	1	0.98mi
2704 W Harrison Ave Unit 2 Alton, TX	3.0	2.0	1119	$1,225	$1.09	24d	1	0.98mi
2708 W Harrison Ave Unit 3 Alton, TX	2.0	2.0	908	$1,075	$1.18	24d	1	0.98mi
2704 W Harrison Ave Unit 3 Alton, TX	2.0	2.0	908	$1,075	$1.18	24d	1	0.98mi
809 S Michigan St Unit 4 Alton, TX	2.0	1.5	1000	$875	$0.88	44d	1	0.99mi
810 S Missouri St Apt 2 Alton, TX	2.0	2.0	990	$925	$0.93	22d	1	0.99mi
2813 W Harrison Ave Apt 2 Alton, TX	3.0	2.0	1118	$1,225	$1.10	24d	1	1.01mi
2805 W Harrison Ave Apt 2 Alton, TX	3.0	2.0	1118	$1,225	$1.10	24d	1	1.01mi
2809 W Harrison Ave Apt 1 Alton, TX	2.0	2.0	908	$1,075	$1.18	44d	1	1.01mi
2809 W Harrison Ave Unit 2 Alton, TX	3.0	2.0	1118	$1,225	$1.10	44d	1	1.01mi
2809 W Harrison Ave Apt 3 Alton, TX	2.0	2.0	908	$1,075	$1.18	24d	1	1.01mi
2805 W Harrison Ave Apt 2 Alton, TX	3.0	2.0	1118	$1,225	$1.10	44d	1	1.01mi
2813 W Harrison Ave Apt 2 Alton, TX	3.0	2.0	1118	$1,225	$1.10	45d	1	1.01mi
2813 W Harrison Ave Apt 1 Alton, TX	2.0	2.0	908	$1,075	$1.18	44d	1	1.01mi
2805 W Harrison Ave Apt 1 Alton, TX	2.0	2.0	908	$1,075	$1.18	44d	1	1.01mi
2817 W Harrison Ave Unit 3 ALTON TX Alton, TX	2.0	2.0	908	$1,075	$1.18	44d	1	1.01mi
1309 W Garfield Ave Unit 3 Alton, TX	2.0	2.0	957	$900	$0.94	24d	1	1.02mi

Listing history 3 events

1. 2026-04-14
   status Active 613-char remark

   Show marketing remark (613 chars)

   Discover the potential at 12617 N 57th St Mission Tx , a promising opportunity in a rapidly developing area. This property is ideal for those with a vision—whether you're dreaming of creating a personalized home or seeking an investment in a growing market. Situated on a sizeable lot of almost half an acre, the existing structure requires repairs but also offers a chance to start fresh with new construction. Envision a custom-built home surrounded by green space, with plenty of room for outdoor activities. Don't miss out on this opportunity to become part of a thriving community. Property Sold As Is.

2. 2026-04-02
   status Pending 613-char remark

   Show marketing remark (613 chars)

   Discover the potential at 12617 N 57th St Mission Tx , a promising opportunity in a rapidly developing area. This property is ideal for those with a vision—whether you're dreaming of creating a personalized home or seeking an investment in a growing market. Situated on a sizeable lot of almost half an acre, the existing structure requires repairs but also offers a chance to start fresh with new construction. Envision a custom-built home surrounded by green space, with plenty of room for outdoor activities. Don't miss out on this opportunity to become part of a thriving community. Property Sold As Is.

3. 2025-12-01
   listed $125,000 Active 613-char remark

   Show marketing remark (613 chars)

   Discover the potential at 12617 N 57th St Mission Tx , a promising opportunity in a rapidly developing area. This property is ideal for those with a vision—whether you're dreaming of creating a personalized home or seeking an investment in a growing market. Situated on a sizeable lot of almost half an acre, the existing structure requires repairs but also offers a chance to start fresh with new construction. Envision a custom-built home surrounded by green space, with plenty of room for outdoor activities. Don't miss out on this opportunity to become part of a thriving community. Property Sold As Is.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,580
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$3,636
• Taxable loss: −$1,731
• Est. tax savings @ 24.0%: +$415
• After-tax cash flow: $778/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 · 5 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof replacement, exterior repairs, and landscaping. Significant investment is needed to bring the property up to a livable condition.

Repairs flagged

• Major roof — The roof appears to be in poor condition and may need replacement.
• Major exterior siding — The exterior siding is in poor condition and may need replacement.
• Major foundation — The foundation appears to be in poor condition and may need repair or replacement.
• Major landscaping — The yard is overgrown and in need of landscaping and maintenance.
• Major exterior paint — The exterior paint is peeling and in need of repainting.

Value-add opportunities

• Both landscaping and yard maintenance — A well-maintained yard and landscaping can significantly increase the property's curb appeal and value.
• Both exterior repairs and repainting — Repairs to the exterior and repainting can improve the property's appearance and increase its value.
• Both roof replacement — A new roof can protect the property from water damage and increase its value.
• Both foundation repair — A repaired foundation can improve the property's structural integrity and increase its value.
• Both interior repairs and updates — Interior repairs and updates can improve the property's livability and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition and may need replacement.	Major	$15,000–50,000
exterior siding · The exterior siding is in poor condition and may need replacement.	Major	$15,000–50,000
foundation · The foundation appears to be in poor condition and may need repair or replacement.	Major	$15,000–50,000
landscaping · The yard is overgrown and in need of landscaping and maintenance.	Major	$15,000–50,000
exterior paint · The exterior paint is peeling and in need of repainting.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both landscaping and yard maintenance — A well-maintained yard and landscaping can significantly increase the property's curb appeal and value. ↑
• Both exterior repairs and repainting — Repairs to the exterior and repainting can improve the property's appearance and increase its value. ↑
• Both roof replacement — A new roof can protect the property from water damage and increase its value. ↑
• Both foundation repair — A repaired foundation can improve the property's structural integrity and increase its value. ↑
• Both interior repairs and updates — Interior repairs and updates can improve the property's livability and increase its value. ↑

ⓘ 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: Mission CISD
• NCES district ID: 4831040
• Math proficiency: 15% ▼ -35.00%
• Reading proficiency: 28% ▼ -15.00%
• Median HH income: $32,855
• Composite: 17.47/100
• National rank: #9061
• State rank: #775 of 826 in TX

Livability — West Sharyland

• Score: 42/100
• State rank: #1582
• US rank: #27042

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing D+ 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): 44,809
• Household income: $55,000
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 855.0

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 63% White 3%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 28% · Canada
• Languages at home: 12% English-only · Spanish 88%

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: ▲ 17.95%
• Current HPI: 242.0711
• Rent YoY: ▲ 2.45%
• 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

3 events — show timeline

• 2026-04-14 Relisted — MCALLENMLS
• 2026-04-02 Pending — MCALLENMLS
• 2025-12-01 Listed $125,000 MCALLENMLS