1312 E Calm Dr · Mission, TX 78572

$64,000

2 bd · 2.0 ba · 1,178 sqft · SingleFamily public records · 184 Days on market

Built 1988 8,856 sqft lot $18/mo HOA · 1% of rent ↓ 53% 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 +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Cozy 55+ community in the heart of Mission, Texas. Property within close proximity to the expressway, business 83 and popular restaurants/shopping centers. House is built on slab with SPACIOUS living room, kitchen, two full bedrooms, and two full bathrooms. Also, additional storage rooms and carport. This home has an open layout and great covered patio to enjoy with family and friends! COME VIEW THIS HOME WITH A GREAT PRICE BEFORE IT IS NO LONGER AVAILABLE! BOOK YOUR SHOWING TODAY! It does feature a 1,178 sqft home that needs some Tender Love and Care! "Home is being "SOLD AS IS"Calling all investors. Park community amenities include a clubhouse, pool, social activities, gym,

Key facts

• Clubhouse
• Covered patio
• Pool

Tags

• CLOSE PROXIMITY TO EXPRESSWAY
• ADDITIONAL STORAGE ROOMS
• COVERED PATIO
• CLUBHOUSE
• POOL
• GYM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Bryan El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 651 students, 71% FRL); Mission J H (math 13% / reading 26%, grade F, #1,445 of 1,662 statewide, top 88%, 680 students, 78% FRL); Veterans Memorial H S (math 19% / reading 44%, grade F, #1,073 of 1,632 statewide, top 66%, 1,932 students, 81% FRL) — zoned schools at 77% FRL track the district average.
• Market conditions: Rents flat; 852 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $442 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 + 0.9% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $21k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.
• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.99% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.50%
• DSCR: 2.18
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $173,166
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Aquarius St	0.28mi	2/2.0	1,197 (+2%)	2mo	$155,000	$129	82
402 Jupiter St	0.38mi	2/2.0	1,190 (+1%)	4mo	$174,900	$147	78
1316 E 2nd St	0.52mi	3/2.0 (+1)	1,170 (-1%)	2mo	$145,000	$124	68
1807 Village Sq	0.60mi	2/2.0	1,202 (+2%)	6mo	$147,000	$122	64
1723 Sun St	0.54mi	2/2.0	1,246 (+6%)	2mo	$225,000	$181	63
1620 Lakeside Dr	0.68mi	2/2.0	1,228 (+4%)	4mo	$197,500	$161	58
406 Sagittarius St	0.33mi	2/2.0	1,350 (+15%)	4mo	$179,900	$133	57
403 Gemini St	0.47mi	2/2.0	1,032 (-12%)	3mo	$139,000	$135	55
408 Scorpio St	0.56mi	2/2.0	1,076 (-9%)	6mo	$178,838	$166	54
1584 Gastel Dr	0.73mi	3/2.5 (+1)	1,211 (+3%)	2mo	$185,000	$153	53
1614 Iowa St	0.72mi	2/2.0	1,098 (-7%)	7mo	$145,000	$132	49
1212 Sonora St	0.54mi	3/2.5 (+1)	1,316 (+12%)	5mo	$220,000	$167	44

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: 17.6%
• Equity multiple: 1.69×
• Total profit: $12,358
• Equity at exit: $9,543

10-year hold

• IRR: 24.3%
• Equity multiple: 2.87×
• Total profit: $33,477
• Equity at exit: $5,534

Cash invested: $17,920 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,275 high
• Mortgage (P&I): −$336
• Tax from tax record: −$231 /mo · $2,777/yr
• Insurance: −$27
• HOA: −$18
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $396

Break-even live

Break-even rent $774

Max offer price $64,000

Occupancy floor 64%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1511 Evergreen Ave Mission, TX	3.0	2.0	1286	$1,300	$1.01	43d	1	0.10mi
101 San Jose Dr Apt 4 Mission, TX	3.0	2.0	1195	$1,375	$1.15	23d	1	0.47mi
101 San Jose Dr Apt 4 Mission, TX	3.0	2.0	1195	$1,375	$1.15	43d	1	0.47mi
101 San Jose Dr Apt 3 Mission, TX	3.0	2.0	1195	$1,350	$1.13	43d	1	0.47mi
105 San Jose Dr Unit 4 Mission, TX	3.0	2.0	1195	$1,350	$1.13	43d	1	0.49mi
105 San Jose Dr Unit 1 Mission, TX	3.0	2.0	1195	$1,345	$1.13	19d	1	0.49mi
105 San Jose Dr Unit 1 Mission, TX	3.0	2.0	1195	$1,345	$1.13	14d	1	0.49mi
100 Yosemite Dr Unit 1 Mission, TX	3.0	2.0	1195	$1,375	$1.15	43d	1	0.50mi
103 Yosemite Dr Unit 2 Mission, TX	3.0	2.0	1116	$1,375	$1.23	43d	1	0.51mi
513 San Antonio Ave Apt 8 Mission, TX	1.0	1.5	971	$975	$1.00	43d	1	0.57mi
606 San Antonio Ave Unit 1 Mission, TX	2.0	2.0	900	$850	$0.94	23d	1	0.61mi
600 San Antonio Ave Unit 7 Mission, TX	2.0	2.0	900	$880	$0.98	43d	1	0.61mi
606 San Antonio Ave Unit 606-4 Mission, TX	2.0	1.0	900	$850	$0.94	43d	1	0.61mi
606 San Antonio Ave Unit 4 Mission, TX	2.0	2.0	900	$895	$0.99	21d	1	0.61mi
106 S Bryan Rd Unit 13 Mission, TX	2.0	1.0	720	$725	$1.01	43d	1	0.62mi
1006 Fairway Dr Mission, TX	2.0	2.0	1072	$1,100	$1.03	43d	1	0.78mi
1707 Highland Park Ave Unit 4-B Mission, TX	2.0	2.0	1336	$1,200	$0.90	14d	1	0.82mi
405 Cory Dr Mission, TX	2.0	1.0	832	$750	$0.90	21d	1	0.83mi
1801 Highland Park Ave Mission, TX	2.0	2.0	1173	$1,500	$1.28	19d	1	0.84mi
402 Cory Dr Unit B-10 Mission, TX	2.0	1.0	714	$750	$1.05	43d	1	0.84mi
2004 Angus St Mission, TX	3.0	2.0	1150	$975	$0.85	43d	1	0.85mi
2105 Selena St Mission, TX	3.0	2.0	1100	$1,500	$1.36	14d	1	0.88mi
1827 Highland Park Ave Unit 1 Mission, TX	2.0	2.0	1300	$1,200	$0.92	43d	1	0.90mi
2002 E 1st St Mission, TX	3.0	2.0	1017	$1,300	$1.28	43d	1	0.98mi
2007 Cassandra St Mission, TX	3.0	2.5	1422	$2,500	$1.76	14d	1	0.98mi
1923 Sunset Dr Mission, TX	3.0	2.5	1499	$1,850	$1.23	21d	1	0.99mi
720 Ragland Rd #8 Mission, TX	3.0	2.0	1053	$1,300	$1.23	23d	1	0.99mi
800 Ragland Rd Unit 10 Mission, TX	3.0	2.0	1053	$1,325	$1.26	43d	1	0.99mi
800 Ragland Rd Unit 9 Mission, TX	2.0	2.0	913	$1,150	$1.26	43d	1	0.99mi
816 Travis St Mission, TX	1.0–2.0	1.0–2.0	952	$1,215	$1.28	43d	12	1.02mi
2008 Selena St Unit 3 Mission, TX	3.0	2.0	1092	$1,450	$1.33	43d	1	1.04mi
2113 Amy St Mission, TX	2.0	2.0	784	$875	$1.12	23d	1	1.04mi
813 Travis St #408 Mission, TX	3.0	2.0	1230	$1,800	$1.46	23d	1	1.05mi
813 Travis St #207 Mission, TX	3.0	2.0	1320	$1,600	$1.21	23d	1	1.05mi
104 Sunflower St Unit 5 Mission, TX	3.0	2.0	950	$1,550	$1.63	14d	1	1.05mi
108 N Dove St Unit 3 Mission, TX	2.0	2.0	1131	$1,250	$1.11	23d	1	1.11mi
2112 Cassandra St Unit 2 Mission, TX	3.0	2.0	1050	$1,395	$1.33	43d	1	1.11mi
900 Travis St Mission, TX	1.0–2.0	1.0–2.0	1053	$1,250	$1.19	14d	1	1.12mi
1901 N Glasscock Rd Unit 17-A Mission, TX	3.0	2.0	924	$950	$1.03	43d	1	1.15mi
1901 N Glasscock Rd Lot 61 Mission, TX	3.0	2.0	960	$526	$0.55	19d	1	1.15mi

HOA detail

• Monthly dues: $18 · $216/yr
• Likely covers: poolgym

Listing history 15 events

1. 2026-02-04
   status Pending
2. 2025-12-14
   price $64,000
3. 2025-10-31
   price $79,000
4. 2025-07-25
   listed $85,000 Active
5. 2024-10-01
   status Pending
6. 2024-09-23
   price $79,000
7. 2024-09-05
   listed $89,000 Active
8. 2024-08-27
   price $92,000
9. 2024-08-06
   price $95,000
10. 2024-07-22
    price $107,900
11. 2024-06-18
    price $109,000
12. 2024-06-04
    price $114,000
13. 2024-04-10
    price $124,000
14. 2024-02-19
    listed $135,000 Active
15. 1991-03-08
    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: $2,777 · $231/mo
• Projected year-2 tax: $2,777 · $231/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 1/10 Low
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,303
• − Mortgage interest: −$3,585
• − Property taxes: −$2,777
• − Insurance: −$320
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − HOA: −$216
• − Depreciation: −$1,862
• Taxable income: $4,095
• Est. tax owed @ 24.0%: −$983
• After-tax cash flow: $3,767/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: 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

-52.6% since first listed

15 events — show timeline

• 2026-02-04 Pending — MCALLENMLS
• 2025-12-14 Price Changed $64,000 MCALLENMLS
• 2025-10-31 Price Changed $79,000 MCALLENMLS
• 2025-07-25 Listed $85,000 MCALLENMLS
• 2024-10-01 Pending — MCALLENMLS
• 2024-09-23 Price Changed $79,000 MCALLENMLS
• 2024-09-05 Listed $89,000 MCALLENMLS
• 2024-08-27 Price Changed $92,000 MCALLENMLS
• 2024-08-06 Price Changed $95,000 MCALLENMLS
• 2024-07-22 Price Changed $107,900 MCALLENMLS
• 2024-06-18 Price Changed $109,000 MCALLENMLS
• 2024-06-04 Price Changed $114,000 MCALLENMLS
• 2024-04-10 Price Changed $124,000 MCALLENMLS
• 2024-02-19 Listed $135,000 MCALLENMLS
• 1991-03-08 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,777 · +20.0% YoY. Source: county tax records.