1601 Santa Rosa Ave · Mission, TX 78572

$65,000

2 bd · 2.0 ba · 288 sqft · Manufactured public records · 86 Days on market

Manufactured home Built 1983 3,147 sqft lot $226/sqft · 168% above area Est $45k · 46% over $24/mo HOA · 3% of rent

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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).

• Cash flow +18.8/30.0
• 1% rule +6.1/10.0
• DSCR +5.9/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

¡AQUI ESTA LA FIESTA! Let's get the party started right here in Mission's Fiesta Village, a 55+ community conveniently located just north of the expressway off Stewart Rd.! This cozy, COMPLETELY REMODELED 1-bedroom, 1-bathroom mobile home comes fully equipped with all the appliances. The outbuilding comes with the washer and dryer, and it can be used for storage or finished out to suit your needs. You'll be just a short walk from Fiesta Village's clubhouse, huge pool, hot tub, pickle ball courts, and shuffle board courts. The clubhouse offers a large hall with organized activities like cards, dance lessons, art classes, and wood carving classes. This South Texas home was well-loved, and it's ready for you to do the same! *Lot lines in the aerial photography are approximate and for reference only.

Key facts

• Hot tub
• Completely remodeled
• Huge pool

Tags

• COMPLETELY REMODELED
• FULLY EQUIPPED WITH APPLIANCES
• OUTBUILDING FOR STORAGE
• SHORT WALK FROM CLUBHOUSE
• HUGE POOL
• HOT TUB

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $65 ($784/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($722 rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: amenities F, commute F, employment D-.
• Sharyland ISD (urban): math 34% / reading 44% proficiency, ranked #406 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lloyd & Dolly Bentsen El (math 25% / reading 33%, grade F, #2,668 of 4,322 statewide, top 63%, 559 students, 83% FRL); B L Gray J H (math 50% / reading 55%, grade C+, #293 of 1,662 statewide, top 18%, 730 students, 67% FRL); Sharyland H S (math 36% / reading 58%, grade D-, #591 of 1,632 statewide, top 38%, 1,546 students, 57% FRL).
• Market conditions: Rents flat; 852 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).
• This rent is only 16% of the median local income ($54k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.11% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 7.5

CMA / ARV

• ARV (median comp): $44,511
• List price: $65,000
• Delta: 46.03%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.57×
• Total profit: $-7,797
• Equity at exit: $9,692

10-year hold

• IRR: -6.7%
• Equity multiple: 0.61×
• Total profit: $-7,043
• Equity at exit: $5,620

Cash invested: $18,200 (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: 7.5×

Monthly cashflow live

• Estimated rent: $722 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$113 /mo · $1,355/yr
• Insurance: −$27
• HOA: −$24
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$152
• Net cashflow: $65

Break-even live

Break-even rent $639

Max offer price $65,000

Occupancy floor 86%

Sensitivity live

Price	-10% $102	-5% $84	+0% $65	+5% $47	+10% $29
Rent	-10% $8	-5% $37	+0% $65	+5% $94	+10% $122
Rate	-1.0pp $98	-0.5pp $82	base $65	+0.5pp $49	+1.0pp $31

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 N Stewart Rd Unit 1012-07 Mission, TX	1.0	1.0	250	$475	$1.90	46d	1	0.81mi

HOA detail

• Monthly dues: $24 · $288/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-22
   days on market $65,000 Active 86 DOM
2. 2026-06-18
   days on market $65,000 Active 83 DOM
3. 2026-06-17
   days on market $65,000 Active 82 DOM
4. 2026-06-16
   days on market $65,000 Active 81 DOM
5. 2026-06-15
   days on market $65,000 Active 80 DOM
6. 2026-06-14
   pricedays on market $65,000 Active 78 DOM
7. 2026-06-10
   days on market $70,000 Active 75 DOM
8. 2026-06-09
   days on market $70,000 Active 74 DOM
9. 2026-06-08
   days on market $70,000 Active 73 DOM
10. 2026-06-07
    days on market $70,000 Active 72 DOM
11. 2026-06-03
    days on market $70,000 Active 68 DOM
12. 2026-06-02
    days on market $70,000 Active 67 DOM
13. 2026-06-01
    days on market $70,000 Active 66 DOM
14. 2026-05-31
    days on market $70,000 Active 65 DOM
15. 2026-05-31
    days on market $70,000 Active 64 DOM
16. 2026-03-27
    listed $70,000 Active 813-char remark

    Show marketing remark (813 chars)

    ¡AQUI ESTA LA FIESTA! Let's get the party started right here in Mission's Fiesta Village, a 55+ community conveniently located just north of the expressway off Stewart Rd.! This cozy, COMPLETELY REMODELED 1-bedroom, 1-bathroom mobile home comes fully equipped with all the appliances. The outbuilding comes with the washer and dryer, and it can be used for storage or finished out to suit your needs. You'll be just a short walk from Fiesta Village's clubhouse, huge pool, hot tub, pickle ball courts, and shuffle board courts. The clubhouse offers a large hall with organized activities like cards, dance lessons, art classes, and wood carving classes. This South Texas home was well-loved, and it's ready for you to do the same! *Lot lines in the aerial photography are approximate and for reference only.

17. 2021-11-12
    soldstatus
18. 1997-08-22
    soldstatus

ⓘ 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: $1,355 · $113/mo
• Projected year-2 tax: $1,355 · $113/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $8,662
• − Mortgage interest: −$3,641
• − Property taxes: −$1,355
• − Insurance: −$325
• − Repairs & maintenance: −$693
• − Management: −$693
• − HOA: −$288
• − Depreciation: −$1,891
• Taxable loss: −$224
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $838/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: Sharyland ISD
• NCES district ID: 4839930
• Math proficiency: 34% ▼ -35.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $57,792
• Composite: 34.38/100
• National rank: #5214
• State rank: #406 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

3 events — show timeline

• 2026-03-27 Listed $70,000 MCALLENMLS
• 2021-11-12 Sold (Public Records) — Public Records
• 1997-08-22 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,355 · +14.3% YoY. Source: county tax records.