601 N Saint Marie St · Mission, TX 78572

$229,999

None bd · None ba · 2,310 sqft · MultiFamily · 59 Days on market

Built 1996 Fair condition 7,500 sqft lot $100/sqft · at area comps Est $239k · at est.

---

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 +29.9/30.0
• DSCR +10.0/10.0
• ARV discount +9.1/15.0
• 1% rule +8.4/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great investment opportunity in Mission, TX! This well maintained triplex offers 3 units with 2 bedrooms and 1 bathroom each. Ideal for house hacking; live in one unit while generating income from the others. Exterior has been recently remodeled, providing strong curb appeal and minimizing immediate capital expenses. Current rents are below market, offering clear upside potential for increased cash flow. Conveniently located near the expressway with easy access to schools, parks, dining, and shopping, all within a quiet, established area with strong rental demand. Additional opportunity: 603 N Saint Marie next door is also available for sale. Great potential to acquire multiple units side by side and scale your portfolio. Perfect for investors or owner occupants looking to build long term income and equity.

Key facts

• Strong curb appeal
• 7,500 sq ft lot
• Built 1996

Tags

• WELL MAINTAINED TRIPLEX
• RECENTLY REMODELED EXTERIOR
• STRONG CURB APPEAL
• MULTIPLE UNITS SIDE BY SIDE

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1-bath units multifamily listed at $230k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $851 ($10k/yr) — positive. Per door: $284/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.5% in Mission — 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 75/100 on livability (#148 in TX, #4,155 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute 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 flat; 852 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $3,089/mo this rent would consume 68% of the median local household income ($54k/yr) (locally 1714% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 0.9% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,099 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.85%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $238,577
• List price: $229,999
• Delta: -3.60%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
921 Laredo St	0.25mi	—/—	2,240 (-3%)	18mo	$155,000	$69	68
1212 N Saint Marie St	0.47mi	—/—	2,172 (-6%)	5mo	$130,000	$60	64
523 Perkins Ave	0.50mi	—/—	2,100 (-9%)	4mo	$235,000	$112	58

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 · 0.93% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $10,663
• Equity at exit: $34,294

10-year hold

• IRR: 11.9%
• Equity multiple: 1.85×
• Total profit: $54,439
• Equity at exit: $19,886

Cash invested: $64,400 (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 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $3,089 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $851

Break-even live

Break-even rent $2,012

Max offer price $229,999

Occupancy floor 67%

Sensitivity live

Price	-10% $1,010	-5% $930	+0% $851	+5% $771	+10% $692
Rent	-10% $607	-5% $729	+0% $851	+5% $973	+10% $1,095
Rate	-1.0pp $967	-0.5pp $909	base $851	+0.5pp $791	+1.0pp $731

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,090
Total (3 units)			$3,089

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 W First St Unit 3 Mission, TX	2.0	1.0	3040	$625	$0.21	44d	1	1.05mi
903 W 1st St Mission, TX	2.0	1.0	2800	$575	$0.21	44d	1	1.06mi
2216 Robyn Ln Mission, TX	3.0	3.0	2033	$2,000	$0.98	22d	1	1.36mi

Listing history 16 events

1. 2026-06-18
   days on market $229,999 Active 59 DOM
2. 2026-06-17
   days on market $229,999 Active 58 DOM
3. 2026-06-16
   days on market $229,999 Active 57 DOM
4. 2026-06-15
   days on market $229,999 Active 56 DOM
5. 2026-06-14
   pricedays on market $229,999 Active 54 DOM
6. 2026-06-10
   days on market $239,000 Active 51 DOM
7. 2026-06-09
   days on market $239,000 Active 50 DOM
8. 2026-06-08
   days on market $239,000 Active 49 DOM
9. 2026-06-07
   days on market $239,000 Active 48 DOM
10. 2026-06-03
    days on market $239,000 Active 44 DOM
11. 2026-06-03
    price $239,000 Active 43 DOM
12. 2026-06-02
    days on market $250,000 Active 43 DOM
13. 2026-06-01
    days on market $250,000 Active 42 DOM
14. 2026-05-31
    days on market $250,000 Active 41 DOM
15. 2026-05-31
    days on market $250,000 Active 40 DOM
16. 2026-04-21
    listed $250,000 Active 818-char remark

    Show marketing remark (818 chars)

    Great investment opportunity in Mission, TX! This well maintained triplex offers 3 units with 2 bedrooms and 1 bathroom each. Ideal for house hacking; live in one unit while generating income from the others. Exterior has been recently remodeled, providing strong curb appeal and minimizing immediate capital expenses. Current rents are below market, offering clear upside potential for increased cash flow. Conveniently located near the expressway with easy access to schools, parks, dining, and shopping, all within a quiet, established area with strong rental demand. Additional opportunity: 603 N Saint Marie next door is also available for sale. Great potential to acquire multiple units side by side and scale your portfolio. Perfect for investors or owner occupants looking to build long term income and equity.

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,068
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,965
• − Management: −$2,965
• − Depreciation: −$6,691
• Taxable income: $6,963
• Est. tax owed @ 24.0%: −$1,671
• After-tax cash flow: $8,539/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 · 10 photos

Fair 45/100 Moderate rehab

This triplex requires moderate renovations to improve its condition and increase its value. Upgrades to the kitchen and bathrooms, along with roof repairs, will significantly enhance its appeal to both buyers and renters.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — slight wear
• Moderate roof — visible wear

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing kitchen will appeal to buyers and renters
• Both replace checkered floor tiles — modernizing bathrooms will appeal to buyers and renters
• Both repair and replace roof — improving roof will increase property value and reduce maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · slight wear	Minor	$500–3,000
roof · visible wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing kitchen will appeal to buyers and renters ↑
• Both replace checkered floor tiles — modernizing bathrooms will appeal to buyers and renters ↑
• Both repair and replace roof — improving roof will increase property value and reduce maintenance costs ↑

ⓘ 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 — Mission

• Score: 75/100
• State rank: #148
• US rank: #4155

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mission, TX
• County: Hidalgo County · 623,128 people
• City population: 78,024
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 78,024
• Household income: $54,298
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1714.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 47% White 12% Asian 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Slovak 1% Portuguese 0%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 22% English-only · Spanish 76%

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: ▼ -62.35%
• Current HPI: 209.3573
• Rent YoY: ▲ 0.93%
• 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

• 2026-04-21 Listed $250,000 MCALLENMLS