1240 E Business Hwy 83 Lot 6 · Mission, TX 78572

$89,000

3 bd · 2.0 ba · 1,302 sqft · Manufactured · 85 Days on market

Built 1977 Good condition 0.26 ac lot $68/sqft · at area comps Est $91k · at est.

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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 +8.7/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mobile Home and land included! 55Plus Community, with community amenities. 3 Bedrooms, 2 bathrooms, a bonus room, outdoor storage and RV Covered Parking. This mobile home is move in ready with furniture and appliance included. Come and make this home your own. Price is negotiable.

Key facts

• Outdoor storage
• Community amenities
• Move in ready

Tags

• COMMUNITY AMENITIES
• OUTDOOR STORAGE
• RV COVERED PARKING
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 31% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($84k) 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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.92%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $91,467
• List price: $89,000
• Delta: -2.70%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 Tropical Circle Dr	0.14mi	3/2.0	1,340 (+3%)	1mo	$39,900	$30	88
416 Sagittarius St	0.26mi	3/2.0	1,292 (-1%)	2mo	$90,000	$70	85
1510 E Business 83 Unit B16	0.16mi	2/1.0 (-1)	1,164 (-11%)	4mo	$58,000	$50	63
1510 E Business Hwy 83	0.16mi	2/1.5 (-1)	1,360 (+4%)	22mo	$69,900	$51	59
1516 St Augustine Dr	0.36mi	3/2.0	1,140 (-12%)	14mo	$145,000	$127	50
1203 Angela Dr	0.73mi	3/2.0	1,120 (-14%)	14mo	$120,000	$107	31
2011 Loker Ave	0.75mi	2/2.0 (-1)	1,432 (+10%)	21mo	$100,000	$70	26

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: 14.8%
• Equity multiple: 1.58×
• Total profit: $14,362
• Equity at exit: $13,270

10-year hold

• IRR: 21.9%
• Equity multiple: 2.69×
• Total profit: $42,021
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $497

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 60%

Sensitivity live

Price	-10% $558	-5% $527	+0% $497	+5% $466	+10% $435
Rent	-10% $386	-5% $441	+0% $497	+5% $552	+10% $608
Rate	-1.0pp $542	-0.5pp $519	base $497	+0.5pp $474	+1.0pp $450

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: $22,250
• Closing costs: $2,670
• 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	44d	1	0.17mi
101 San Jose Dr Apt 4 Mission, TX	3.0	2.0	1195	$1,375	$1.15	24d	1	0.43mi
101 San Jose Dr Apt 4 Mission, TX	3.0	2.0	1195	$1,375	$1.15	44d	1	0.43mi
101 San Jose Dr Apt 3 Mission, TX	3.0	2.0	1195	$1,350	$1.13	44d	1	0.43mi
105 San Jose Dr Unit 1 Mission, TX	3.0	2.0	1195	$1,345	$1.13	19d	1	0.46mi
105 San Jose Dr Unit 4 Mission, TX	3.0	2.0	1195	$1,350	$1.13	44d	1	0.46mi
105 San Jose Dr Unit 1 Mission, TX	3.0	2.0	1195	$1,345	$1.13	14d	1	0.46mi
600 San Antonio Ave Unit 7 Mission, TX	2.0	2.0	900	$880	$0.98	44d	1	0.47mi
606 San Antonio Ave Unit 1 Mission, TX	2.0	2.0	900	$850	$0.94	24d	1	0.47mi
606 San Antonio Ave Unit 4 Mission, TX	2.0	2.0	900	$895	$0.99	21d	1	0.47mi
606 San Antonio Ave Unit 606-4 Mission, TX	2.0	1.0	900	$850	$0.94	44d	1	0.47mi
103 Yosemite Dr Unit 2 Mission, TX	3.0	2.0	1116	$1,375	$1.23	44d	1	0.49mi
100 Yosemite Dr Unit 1 Mission, TX	3.0	2.0	1195	$1,375	$1.15	44d	1	0.49mi
2004 Angus St Mission, TX	3.0	2.0	1150	$975	$0.85	44d	1	0.72mi
2105 Selena St Mission, TX	3.0	2.0	1100	$1,500	$1.36	14d	1	0.74mi
1822 Sunset Dr Mission, TX	3.0	2.5	1631	$1,850	$1.13	14d	1	0.80mi
2002 E 1st St Mission, TX	3.0	2.0	1017	$1,300	$1.28	44d	1	0.84mi
2007 Cassandra St Mission, TX	3.0	2.5	1422	$2,500	$1.76	14d	1	0.85mi
1923 Sunset Dr Mission, TX	3.0	2.5	1499	$1,850	$1.23	21d	1	0.85mi
720 Ragland Rd #8 Mission, TX	3.0	2.0	1053	$1,300	$1.23	24d	1	0.86mi
800 Ragland Rd Unit 9 Mission, TX	2.0	2.0	913	$1,150	$1.26	44d	1	0.86mi
800 Ragland Rd Unit 10 Mission, TX	3.0	2.0	1053	$1,325	$1.26	44d	1	0.86mi
1927 Sunset Dr Mission, TX	3.0	2.0	1827	$1,900	$1.04	44d	1	0.87mi
1801 Crown Pointe Blvd Mission, TX	3.0	2.0	1609	$1,650	$1.03	14d	1	0.88mi
1006 Fairway Dr Mission, TX	2.0	2.0	1072	$1,100	$1.03	44d	1	0.90mi
2008 Selena St Unit 3 Mission, TX	3.0	2.0	1092	$1,450	$1.33	44d	1	0.90mi
104 Sunflower St Unit 5 Mission, TX	3.0	2.0	950	$1,550	$1.63	14d	1	0.91mi
1707 Highland Park Ave Unit 4-B Mission, TX	2.0	2.0	1336	$1,200	$0.90	14d	1	0.94mi
1801 Highland Park Ave Mission, TX	2.0	2.0	1173	$1,500	$1.28	19d	1	0.95mi
816 Travis St Mission, TX	1.0–2.0	1.0–2.0	952	$1,215	$1.28	44d	12	0.96mi
108 N Dove St Unit 3 Mission, TX	2.0	2.0	1131	$1,250	$1.11	24d	1	0.97mi
2112 Cassandra St Unit 2 Mission, TX	3.0	2.0	1050	$1,395	$1.33	44d	1	0.97mi
813 Travis St #207 Mission, TX	3.0	2.0	1320	$1,600	$1.21	24d	1	0.98mi
813 Travis St #408 Mission, TX	3.0	2.0	1230	$1,800	$1.46	24d	1	0.98mi
1827 Highland Park Ave Unit 1 Mission, TX	2.0	2.0	1300	$1,200	$0.92	44d	1	1.01mi
900 Travis St Mission, TX	1.0–2.0	1.0–2.0	1053	$1,250	$1.19	14d	1	1.07mi
1901 N Glasscock Rd Unit 17-A Mission, TX	3.0	2.0	924	$950	$1.03	44d	1	1.12mi
1901 N Glasscock Rd Lot 61 Mission, TX	3.0	2.0	960	$526	$0.55	19d	1	1.12mi
2210 E 1st St Unit 22 Mission, TX	3.0	3.5	1500	$1,600	$1.07	19d	1	1.12mi
2210 E 1st St Unit 11 Mission, TX	2.0	2.5	1130	$1,300	$1.15	44d	1	1.12mi

Listing history 15 events

1. 2026-06-18
   days on market $89,000 Active 85 DOM
2. 2026-06-17
   days on market $89,000 Active 84 DOM
3. 2026-06-16
   days on market $89,000 Active 83 DOM
4. 2026-06-15
   days on market $89,000 Active 82 DOM
5. 2026-06-14
   days on market $89,000 Active 80 DOM
6. 2026-06-10
   days on market $89,000 Active 77 DOM
7. 2026-06-09
   days on market $89,000 Active 76 DOM
8. 2026-06-08
   days on market $89,000 Active 75 DOM
9. 2026-06-07
   days on market $89,000 Active 74 DOM
10. 2026-06-03
    days on market $89,000 Active 70 DOM
11. 2026-06-02
    days on market $89,000 Active 69 DOM
12. 2026-06-01
    days on market $89,000 Active 68 DOM
13. 2026-05-31
    days on market $89,000 Active 67 DOM
14. 2026-05-31
    days on market $89,000 Active 66 DOM
15. 2026-03-25
    listed $89,000 Active 281-char remark

    Show marketing remark (281 chars)

    Mobile Home and land included! 55Plus Community, with community amenities. 3 Bedrooms, 2 bathrooms, a bonus room, outdoor storage and RV Covered Parking. This mobile home is move in ready with furniture and appliance included. Come and make this home your own. Price is negotiable.

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 19 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: $16,887
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$2,589
• Taxable income: $4,831
• Est. tax owed @ 24.0%: −$1,159
• After-tax cash flow: $4,801/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 · 11 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — dated and could be replaced
• Minor bathroom fixtures — dated and could be updated

Value-add opportunities

• Resale update kitchen cabinets — modernizing the kitchen
• Resale update bathroom fixtures — modernizing the bathroom
• Both paint interior walls — improves appearance and value
• Both landscaping — enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and could be replaced	Minor	$500–3,000
bathroom fixtures · dated and could be updated	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale update kitchen cabinets — modernizing the kitchen ↑
• Resale update bathroom fixtures — modernizing the bathroom ↑
• Both paint interior walls — improves appearance and value ↑
• Both landscaping — enhances curb appeal and 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 — 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

• 2026-03-25 Listed $89,000 MCALLENMLS