2210 Morning Ln · Mission, TX 78572

$235,000

3 bd · 2.0 ba · 2,207 sqft · SingleFamily public records · 193 Days on market

Built 1996 7,139 sqft lot $106/sqft · 14% below area Est $254k · 8% under ↓ 15% since listing

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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).

• ARV discount +10.9/15.0
• Cash flow +8.7/30.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your search is over! This beautiful four bedroom two and a half bathroom home is the one you have been looking for. Enjoy an open and airy floor plan featuring neutral paint colors and low maintenance flooring throughout. The hardwood look laminate flooring in the bedrooms was installed in 2018. With three spacious living areas and a private office, there is plenty of room for relaxation, entertainment, or creating the perfect game or media room. The open dining area and oversized family room make this home an ideal place to gather. The kitchen was remodeled in 2021 and offers ample storage and modern finishes. Four sizable bedrooms include the primary suite, which features a remodeled en suite bathroom with an oversized spa-like shower and jacuzzi tub completed in 2023. Roof is less than five years old. Step outside and enjoy the fully fenced back yard that is perfect for barbeques, relaxation, and outdoor gatherings.

Key facts

• Private office
• Remodeled kitchen
• 7,139 sq ft lot

Tags

• OPEN AND AIRY FLOOR PLAN
• PRIVATE OFFICE
• REMODELED KITCHEN
• OVERSIZED SPA-LIKE SHOWER
• FULLY FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (13.2% below list).
• Recommended offer: $200k (14.8% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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.
• 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.
• Market conditions: Rents flat; 852 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $2,039/mo this rent would consume 45% 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.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $200,205 (14.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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: 0.87% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 9.6

CMA / ARV

• ARV (median comp): $254,267
• List price: $235,000
• Delta: -7.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2205 Village Dr	0.31mi	4/3.0 (+1)	2,224 (+1%)	6mo	$390,000	$175	70
1902 E 24th St	0.44mi	4/3.0 (+1)	2,221 (+1%)	2mo	$309,000	$139	67
1800 E 24th St	0.56mi	3/2.5	2,133 (-3%)	1mo	$299,000	$140	66
2215 Grapefruit Ave	0.37mi	4/3.5 (+1)	2,108 (-4%)	6mo	$260,000	$123	59
2413 Summer Breeze Ave	0.38mi	3/3.0	1,964 (-11%)	1mo	$295,000	$150	59
2503 Yarrow St	0.54mi	3/2.5	2,031 (-8%)	6mo	$373,000	$184	54
2502 Viola St	0.62mi	4/3.0 (+1)	2,312 (+5%)	2mo	$415,000	$179	52
2511 Wernecke Ave	0.50mi	4/3.0 (+1)	2,396 (+9%)	2mo	$402,900	$168	52
2500 Yarrow St	0.52mi	4/3.0 (+1)	2,022 (-8%)	9mo	$390,000	$193	45
2506 Dove Ave	0.48mi	4/3.5 (+1)	2,480 (+12%)	4mo	$335,000	$135	42
2509 Wisteria Dr	0.59mi	4/3.0 (+1)	1,968 (-11%)	4mo	$360,000	$183	42
2509 Viola St	0.65mi	3/3.0	1,966 (-11%)	7mo	$330,000	$168	41

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: -24.9%
• Equity multiple: 0.17×
• Total profit: $-54,642
• Equity at exit: $35,039

10-year hold

• IRR: -29.3%
• Equity multiple: -0.21×
• Total profit: $-79,532
• Equity at exit: $20,319

Cash invested: $65,800 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$478 /mo · $5,731/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-197

Break-even live

Break-even rent $2,288

Max offer price $200,205

Occupancy floor —

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2212 Lilly Cove Dr Mission, TX	3.0	3.0	1950	$1,750	$0.90	43d	1	0.05mi
2201 E 21st St Mission, TX	4.0	2.0	1529	$1,850	$1.21	14d	1	0.15mi
2203 E 19th St Mission, TX	3.0	2.0	1856	$2,300	$1.24	23d	1	0.27mi
2200 E 19th St Mission, TX	3.0	2.0	1829	$1,950	$1.07	43d	1	0.30mi
2111 E 25th St Mission, TX	3.0	2.5	2239	$2,000	$0.89	43d	1	0.41mi
2510 May Ave Mission, TX	4.0	4.0	2437	$2,500	$1.03	23d	1	0.47mi
1801 Crown Pointe Blvd Mission, TX	3.0	2.0	1609	$1,650	$1.03	14d	1	0.52mi
2514 Yarrow St Mission, TX	3.0	2.0	1682	$2,700	$1.61	23d	1	0.55mi
2609 May Ave Mission, TX	3.0	2.0	1670	$1,800	$1.08	43d	1	0.57mi
2614 E Solar Dr Mission, TX	3.0	2.5	1492	$3,000	$2.01	23d	1	0.58mi
1403 N Shary Rd Mission, TX	3.0	2.0	2670	$2,000	$0.75	43d	1	0.58mi
2516 Wisteria Dr Mission, TX	4.0	3.0	2066	$2,800	$1.36	14d	1	0.59mi
2200 E 27th St Mission, TX	4.0	3.5	2351	$2,600	$1.11	43d	1	0.60mi
2505 E Solar Dr Mission, TX	3.0	3.5	1550	$2,300	$1.48	43d	1	0.61mi
1606 Terrace Dr Mission, TX	4.0	3.0	2127	$2,600	$1.22	14d	1	0.71mi
2715 Mimosa St #12 Mission, TX	3.0	2.0	1408	$1,350	$0.96	14d	1	0.71mi
1604 Toni Ln Mission, TX	2.0	2.5	2848	$1,800	$0.63	14d	1	0.71mi
2401 E 27th St Mission, TX	3.0	2.0	1727	$1,850	$1.07	23d	1	0.72mi
5125 Sequoia Ave McAllen, TX	3.0	2.5	1896	$2,600	$1.37	43d	1	0.91mi
5008 W Sycamore Ave McAllen, TX	4.0	3.5	2488	$2,800	$1.13	14d	1	1.00mi
1511 E 28th St Mission, TX	4.0	2.5	2741	$2,400	$0.88	43d	1	1.03mi
2436 E 8th Ave Mission, TX	3.0	3.0	1987	$2,700	$1.36	44d	1	1.05mi
2510 E U.S. Business 83 Unit 7 Mission, TX	2.0	1.5	2176	$800	$0.37	43d	1	1.06mi
2435 E 7th Ave Mission, TX	3.0	3.0	2366	$2,300	$0.97	44d	1	1.06mi
1412 E 28th St Mission, TX	4.0	3.0	2068	$2,300	$1.11	23d	1	1.10mi
4608 W Ivy Ave McAllen, TX	3.0	2.0	1655	$1,900	$1.15	14d	1	1.16mi
1013 N 47th St McAllen, TX	4.0	2.0	1663	$1,650	$0.99	21d	1	1.16mi
2216 Robyn Ln Mission, TX	3.0	3.0	2033	$2,000	$0.98	21d	1	1.19mi
736 N 46th St McAllen, TX	4.0	3.5	2749	$2,500	$0.91	19d	1	1.21mi
1301 San Felipe Dr Mission, TX	4.0	3.0	2788	$2,100	$0.75	43d	1	1.21mi
4704 Date Palm Ave McAllen, TX	3.0	2.0	2120	$2,200	$1.04	23d	1	1.23mi
4505 Quince Ave McAllen, TX	4.0	3.5	2267	$2,300	$1.01	19d	1	1.23mi
402 Hackberry Ave Mission, TX	3.0	2.5	1950	$2,100	$1.08	23d	1	1.32mi
2304 N 45th St McAllen, TX	3.0	2.5	1669	$2,500	$1.50	19d	1	1.37mi
211 Driftwood Ave Mission, TX	4.0	3.5	2614	$3,100	$1.19	23d	1	1.47mi

Listing history 11 events

1. 2026-05-31
   status $235,000 Pending 193 DOM
2. 2026-05-31
   days on market $235,000 Option 193 DOM
3. 2026-04-02
   price $235,000 932-char remark

   Show marketing remark (932 chars)

   Your search is over! This beautiful four bedroom two and a half bathroom home is the one you have been looking for. Enjoy an open and airy floor plan featuring neutral paint colors and low maintenance flooring throughout. The hardwood look laminate flooring in the bedrooms was installed in 2018. With three spacious living areas and a private office, there is plenty of room for relaxation, entertainment, or creating the perfect game or media room. The open dining area and oversized family room make this home an ideal place to gather. The kitchen was remodeled in 2021 and offers ample storage and modern finishes. Four sizable bedrooms include the primary suite, which features a remodeled en suite bathroom with an oversized spa-like shower and jacuzzi tub completed in 2023. Roof is less than five years old. Step outside and enjoy the fully fenced back yard that is perfect for barbeques, relaxation, and outdoor gatherings.

4. 2026-01-11
   price $245,000 932-char remark

   Show marketing remark (932 chars)

   Your search is over! This beautiful four bedroom two and a half bathroom home is the one you have been looking for. Enjoy an open and airy floor plan featuring neutral paint colors and low maintenance flooring throughout. The hardwood look laminate flooring in the bedrooms was installed in 2018. With three spacious living areas and a private office, there is plenty of room for relaxation, entertainment, or creating the perfect game or media room. The open dining area and oversized family room make this home an ideal place to gather. The kitchen was remodeled in 2021 and offers ample storage and modern finishes. Four sizable bedrooms include the primary suite, which features a remodeled en suite bathroom with an oversized spa-like shower and jacuzzi tub completed in 2023. Roof is less than five years old. Step outside and enjoy the fully fenced back yard that is perfect for barbeques, relaxation, and outdoor gatherings.

5. 2025-11-18
   listed $250,000 Active 932-char remark

   Show marketing remark (932 chars)

   Your search is over! This beautiful four bedroom two and a half bathroom home is the one you have been looking for. Enjoy an open and airy floor plan featuring neutral paint colors and low maintenance flooring throughout. The hardwood look laminate flooring in the bedrooms was installed in 2018. With three spacious living areas and a private office, there is plenty of room for relaxation, entertainment, or creating the perfect game or media room. The open dining area and oversized family room make this home an ideal place to gather. The kitchen was remodeled in 2021 and offers ample storage and modern finishes. Four sizable bedrooms include the primary suite, which features a remodeled en suite bathroom with an oversized spa-like shower and jacuzzi tub completed in 2023. Roof is less than five years old. Step outside and enjoy the fully fenced back yard that is perfect for barbeques, relaxation, and outdoor gatherings.

6. 2025-08-19
   price $255,000
7. 2025-06-25
   price $260,000
8. 2025-05-30
   price $270,000
9. 2025-04-08
   listed $275,000 Active
10. 2018-05-21
    soldstatus
11. 1996-10-15
    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: $5,731 · $478/mo
• Projected year-2 tax: $5,731 · $478/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: $24,470
• − Mortgage interest: −$13,164
• − Property taxes: −$5,731
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$6,836
• Taxable loss: −$6,352
• Est. tax savings @ 24.0%: +$1,524
• After-tax cash flow: $-839/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

-14.5% since first listed

9 events — show timeline

• 2026-04-02 Price Changed $235,000 MCALLENMLS
• 2026-01-11 Price Changed $245,000 MCALLENMLS
• 2025-11-18 Listed $250,000 MCALLENMLS
• 2025-08-19 Price Changed $255,000 MCALLENMLS
• 2025-06-25 Price Changed $260,000 MCALLENMLS
• 2025-05-30 Price Changed $270,000 MCALLENMLS
• 2025-04-08 Listed $275,000 MCALLENMLS
• 2018-05-21 Sold (Public Records) — Public Records
• 1996-10-15 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $5,731 · +10.0% YoY. Source: county tax records.