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

$75,000

3 bd · 2.0 ba · 1,302 sqft · Manufactured · 183 Days on market

Manufactured home 55+ age-restricted Built 1977 Good condition 0.26 ac lot $58/sqft · 17% below area Est $90k · 17% under

---

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).

• Cash flow +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +7.1/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.7/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.4

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 $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.7% 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; 1115 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $519 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($66k) 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.42% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.37%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $89,950
• List price: $75,000
• Delta: -16.62%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 6 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%)	4mo	$39,900	$30	85
416 Sagittarius St	0.26mi	3/2.0	1,292 (-1%)	5mo	$90,000	$70	82
1510 E Business 83 Unit B16	0.16mi	2/1.0 (-1)	1,164 (-11%)	7mo	$58,000	$50	60
1516 St Augustine Dr	0.36mi	3/2.0	1,140 (-12%)	17mo	$145,000	$127	48
1203 Angela Dr	0.73mi	3/2.0	1,120 (-14%)	17mo	$120,000	$107	29
2011 Loker Ave	0.75mi	2/2.0 (-1)	1,432 (+10%)	24mo	$100,000	$70	24

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: 7.7%
• Equity multiple: 1.29×
• Total profit: $6,168
• Equity at exit: $11,183

10-year hold

• IRR: 15.1%
• Equity multiple: 2.11×
• Total profit: $23,261
• Equity at exit: $6,485

Cash invested: $21,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 2 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $112,500 ($92/sqft)
• Median days on market: 109 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -25.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 1115
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $321

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 65%

Sensitivity live

Price	-10% $373	-5% $347	+0% $321	+5% $296	+10% $270
Rent	-10% $237	-5% $279	+0% $321	+5% $363	+10% $405
Rate	-1.0pp $359	-0.5pp $341	base $321	+0.5pp $302	+1.0pp $282

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: $18,750
• Closing costs: $2,250
• Club membership (one-time): —
• 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	139d	1	0.17mi
101 San Jose Dr Apt 4 Mission, TX	3.0	2.0	1195	$1,375	$1.15	119d	1	0.43mi
101 San Jose Dr Apt 3 Mission, TX	3.0	2.0	1195	$1,350	$1.13	139d	1	0.43mi
101 San Jose Dr Apt 4 Mission, TX	3.0	2.0	1195	$1,375	$1.15	139d	1	0.43mi
103 San Jose Dr Unit 1 Mission, TX	3.0	2.0	1195	$1,350	$1.13	62d	1	0.45mi
105 San Jose Dr Unit 1 Mission, TX	3.0	2.0	1195	$1,345	$1.13	115d	1	0.46mi
105 San Jose Dr Unit 4 Mission, TX	3.0	2.0	1195	$1,350	$1.13	139d	1	0.46mi
105 San Jose Dr Unit 1 Mission, TX	3.0	2.0	1195	$1,345	$1.13	110d	1	0.46mi
614 San Antonio Ave Apt 7 Mission, TX	2.0	2.0	900	$875	$0.97	62d	1	0.46mi
600 San Antonio Ave Unit 7 Mission, TX	2.0	2.0	900	$875	$0.97	62d	1	0.47mi
600 San Antonio Ave Unit 7 Mission, TX	2.0	2.0	900	$880	$0.98	139d	1	0.47mi
606 San Antonio Ave Unit 1 Mission, TX	2.0	2.0	900	$850	$0.94	119d	1	0.47mi
102 San Jose Dr Unit 102-4 Mission, TX	3.0	2.0	1355	$1,425	$1.05	62d	1	0.47mi
102 San Jose Dr Unit 4 Mission, TX	3.0	2.0	1355	$1,425	$1.05	6d	1	0.47mi
105 San Jose Mission, TX	3.0	2.0	1195	$1,350	$1.13	6d	1	0.47mi
606 San Antonio Ave Unit 4 Mission, TX	2.0	2.0	900	$895	$0.99	117d	1	0.47mi
606 San Antonio Ave Unit 606-4 Mission, TX	2.0	1.0	900	$850	$0.94	139d	1	0.47mi
103 Yosemite Mission, TX	3.0	2.0	1116	$1,375	$1.23	62d	1	0.48mi
103 Yosemite Dr Unit 2 Mission, TX	3.0	2.0	1116	$1,375	$1.23	139d	1	0.49mi
107 San Jose Dr Apt 3 Mission, TX	2.0	2.0	890	$1,150	$1.29	62d	1	0.49mi
100 Yosemite Dr Unit 1 Mission, TX	3.0	2.0	1195	$1,375	$1.15	139d	1	0.49mi
102 Yosemite Dr Unit 2 Mission, TX	3.0	2.0	1116	$1,325	$1.19	6d	1	0.50mi
102 Yosemite Mission, TX	3.0	2.0	1116	$1,325	$1.19	62d	1	0.51mi
117 Keystone St Mission, TX	2.0	2.0	1129	$1,300	$1.15	62d	1	0.70mi
2004 Angus St Mission, TX	3.0	2.0	1150	$975	$0.85	139d	1	0.72mi
2105 Selena St Mission, TX	3.0	2.0	1100	$1,500	$1.36	110d	1	0.74mi
1822 Sunset Dr Mission, TX	3.0	2.5	1631	$1,850	$1.13	110d	1	0.80mi
2002 E 1st St Mission, TX	3.0	2.0	1017	$1,300	$1.28	139d	1	0.84mi
1106 Ursula St Unit 2 Mission, TX	2.0	2.0	980	$900	$0.92	4d	1	0.84mi
2007 Cassandra St Mission, TX	3.0	2.5	1422	$2,500	$1.76	0d	1	0.85mi
1923 Sunset Dr Mission, TX	3.0	2.5	1499	$1,850	$1.23	117d	1	0.85mi
720 Ragland Rd #8 Mission, TX	3.0	2.0	1053	$1,300	$1.23	119d	1	0.86mi
720 Ragland Rd #9 Mission, TX	2.0	2.0	913	$1,150	$1.26	5d	1	0.86mi
800 Ragland Rd Unit 10 Mission, TX	3.0	2.0	1053	$1,325	$1.26	139d	1	0.86mi
800 Ragland Rd Unit 9 Mission, TX	2.0	2.0	913	$1,150	$1.26	139d	1	0.86mi
1927 Sunset Dr Mission, TX	3.0	2.0	1827	$1,900	$1.04	140d	1	0.87mi
1801 Crown Pointe Blvd Mission, TX	3.0	2.0	1609	$1,650	$1.03	1d	1	0.87mi
1801 Crown Pointe Blvd Mission, TX	3.0	2.0	1609	$1,650	$1.03	110d	1	0.88mi
1027 Fairway Dr Unit 1 Mission, TX	2.0	2.0	1425	$1,300	$0.91	62d	1	0.88mi
2010 Selena St Unit 1 Mission, TX	2.0	2.0	1004	$1,250	$1.25	5d	1	0.89mi

Listing history 50 events

1. 2026-09-24
   days on market $75,000 Active 183 DOM
2. 2026-09-23
   days on market $75,000 Active 182 DOM
3. 2026-09-22
   days on market $75,000 Active 181 DOM
4. 2026-09-21
   days on market $75,000 Active 180 DOM
5. 2026-09-20
   days on market $75,000 Active 179 DOM
6. 2026-09-19
   days on market $75,000 Active 178 DOM
7. 2026-09-18
   days on market $75,000 Active 177 DOM
8. 2026-09-17
   days on market $75,000 Active 176 DOM
9. 2026-09-16
   pricedays on market $75,000 Active 175 DOM
10. 2026-09-15
    days on market $89,000 Active 174 DOM
11. 2026-09-14
    days on market $89,000 Active 173 DOM
12. 2026-09-13
    days on market $89,000 Active 172 DOM
13. 2026-09-12
    days on market $89,000 Active 171 DOM
14. 2026-09-11
    days on market $89,000 Active 170 DOM
15. 2026-09-05
    days on market $89,000 Active 164 DOM
16. 2026-09-04
    days on market $89,000 Active 163 DOM
17. 2026-09-03
    days on market $89,000 Active 162 DOM
18. 2026-08-31
    days on market $89,000 Active 159 DOM
19. 2026-08-30
    days on market $89,000 Active 158 DOM
20. 2026-08-29
    days on market $89,000 Active 157 DOM
21. 2026-08-28
    days on market $89,000 Active 156 DOM
22. 2026-08-27
    days on market $89,000 Active 155 DOM
23. 2026-08-26
    days on market $89,000 Active 154 DOM
24. 2026-08-25
    days on market $89,000 Active 153 DOM
25. 2026-08-24
    days on market $89,000 Active 152 DOM
26. 2026-08-23
    days on market $89,000 Active 151 DOM
27. 2026-08-22
    days on market $89,000 Active 150 DOM
28. 2026-08-21
    days on market $89,000 Active 149 DOM
29. 2026-08-20
    days on market $89,000 Active 148 DOM
30. 2026-08-19
    days on market $89,000 Active 147 DOM
31. 2026-08-18
    days on market $89,000 Active 146 DOM
32. 2026-08-17
    days on market $89,000 Active 145 DOM
33. 2026-08-16
    days on market $89,000 Active 144 DOM
34. 2026-08-15
    days on market $89,000 Active 143 DOM
35. 2026-08-15
    days on market $89,000 Active 142 DOM
36. 2026-08-13
    days on market $89,000 Active 141 DOM
37. 2026-08-12
    days on market $89,000 Active 140 DOM
38. 2026-08-11
    days on market $89,000 Active 139 DOM
39. 2026-08-10
    days on market $89,000 Active 138 DOM
40. 2026-08-09
    days on market $89,000 Active 137 DOM
41. 2026-08-08
    days on market $89,000 Active 136 DOM
42. 2026-08-07
    days on market $89,000 Active 135 DOM
43. 2026-08-06
    days on market $89,000 Active 134 DOM
44. 2026-08-05
    days on market $89,000 Active 133 DOM
45. 2026-08-04
    days on market $89,000 Active 132 DOM
46. 2026-08-03
    days on market $89,000 Active 131 DOM
47. 2026-07-31
    days on market $89,000 Active 128 DOM
48. 2026-07-29
    days on market $89,000 Active 126 DOM
49. 2026-07-27
    days on market $89,000 Active 124 DOM
50. 2026-07-25
    days on market $89,000 Active 122 DOM

ⓘ 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: $12,756
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$2,182
• Taxable income: $2,832
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $3,178/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 Est. rehab $6,510–$19,530 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Bryan El F TX #3,052/4,322 Nat'l #30,133/41,679 Middle Mission J H F TX #1,445/1,662 Nat'l #11,801/14,009 High Mission Collegiate H S F TX #652/1,632 Nat'l #6,890/17,239

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

B Composite livability gradescore 75/100

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 · 955,232 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: 8% of renters

---

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