1006 E 12th St · Mission, TX 78572

$155,000

3 bd · 2.0 ba · 2,918 sqft · SingleFamily public records · 49 Days on market

Built 1979 0.26 ac lot $53/sqft · 53% below area Est $236k · 34% under ↓ 6% 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 +23.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.7/10.0
• DSCR +7.7/10.0
• 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

VINTAGE STYLE With Great Potential JUST REDUCED!!! This 4-Bedroom 2 Full baths with over 2000 sf of living area is ready for renovations by YOU! This is an opportunity for you to turn this home into a beauty. "Sold As Is. " HUGE LOT with tons of potential to make it your dream home. This home is ready for your personal touch and is situated near City of Mission Golf Course, Hospital and Expressway 83, schools and shopping as well as eateries! Schedule all appointments through showings.com. This is a Fannie Mae HomePath First time buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check

Key facts

• Near schools
• Near hospital
• Near expressway 83

Tags

• HUGE LOT
• NEAR HOSPITAL
• NEAR EXPRESSWAY 83
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR EATERY

Property features AI

Finance

• Other: Green energy/efficiency: Other
• HOA & community: No homeowners association; No mandatory POA; Community features: Other

Exterior

• Parking: 1 total parking space; 1 covered space; Carport (attached, garage faces rear)
• Security: Smoke detector(s)
• Utilities: Public water; City sewer; Paved road access
• Home design: Single-family property; Facing information not provided
• Construction: Stucco and other construction materials; Composition shingle roof; Slab foundation; Built area approximately 2,090 square feet
• Exterior features: Covered patio; Chain link and wood fencing; Mature trees; Other exterior features

Interior

• Kitchen: No conveying appliances; Electric water heater
• Bedrooms: Master bedroom with walk-in closet(s)
• Flooring: Carpet; Concrete; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Interior features: Laminate countertops; Ceiling fans; Walk-in closet(s); No window coverings
• Laundry & utility: Laundry room with washer/dryer connection; Water heater located in other location

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 44% 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 $1k of loan paydown is wiped out by about $5k 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 49 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.27% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 6.6

CMA / ARV

• ARV (median comp): $235,864
• List price: $155,000
• Delta: -34.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Elm St	0.12mi	3/4.5	2,812 (-4%)	13mo	$210,000	$75	68
1710 Miller Ave	0.67mi	4/4.0 (+1)	3,053 (+5%)	16mo	$395,000	$129	35
1502 Betty Dr	0.73mi	4/3.5 (+1)	3,343 (+15%)	7mo	$382,000	$114	25

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-9,779
• Equity at exit: $23,111

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $979
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,970 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$377 /mo · $4,530/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $302

Break-even live

Break-even rent $1,588

Max offer price $155,000

Occupancy floor 80%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 San Felipe Dr Mission, TX	4.0	3.0	2788	$2,100	$0.75	44d	1	0.55mi
2216 Robyn Ln Mission, TX	3.0	3.0	2033	$2,000	$0.98	21d	1	0.86mi
1606 Terrace Dr Mission, TX	4.0	3.0	2127	$2,600	$1.22	14d	1	1.04mi
1604 Toni Ln Mission, TX	2.0	2.5	2848	$1,800	$0.63	14d	1	1.13mi

Listing history 23 events

1. 2026-06-18
   days on market $155,000 Active 49 DOM
2. 2026-06-17
   days on market $155,000 Active 48 DOM
3. 2026-06-16
   days on market $155,000 Active 47 DOM
4. 2026-06-15
   days on market $155,000 Active 46 DOM
5. 2026-06-14
   days on market $155,000 Active 44 DOM
6. 2026-06-10
   days on market $155,000 Active 41 DOM
7. 2026-06-09
   days on market $155,000 Active 40 DOM
8. 2026-06-08
   days on market $155,000 Active 39 DOM
9. 2026-06-07
   days on market $155,000 Active 38 DOM
10. 2026-06-03
    days on market $155,000 Active 34 DOM
11. 2026-06-02
    days on market $155,000 Active 33 DOM
12. 2026-06-01
    days on market $155,000 Active 32 DOM
13. 2026-05-31
    remarks 689-char remark
14. 2026-05-31
    days on market $155,000 Active 31 DOM
15. 2026-05-31
    days on market $155,000 Active 30 DOM
16. 2026-04-17
    listed $155,000 Active 533-char remark
17. 2026-02-23
    listed $155,000 Active
18. 2026-01-09
    price $155,000
19. 2025-12-11
    price $160,000
20. 2025-11-10
    listed $165,000 Active
21. 2019-09-24
    soldstatus
22. 2012-05-29
    soldstatus
23. 1991-05-07
    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: $4,530 · $377/mo
• Projected year-2 tax: $4,530 · $377/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $23,645
• − Mortgage interest: −$8,682
• − Property taxes: −$4,530
• − Insurance: −$775
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − Depreciation: −$4,509
• Taxable income: $1,365
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $3,293/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

-6.1% since first listed

8 events — show timeline

• 2026-04-17 Listed $155,000 MCALLENMLS
• 2026-02-23 Listed $155,000 MCALLENMLS
• 2026-01-09 Price Changed $155,000 MCALLENMLS
• 2025-12-11 Price Changed $160,000 MCALLENMLS
• 2025-11-10 Listed $165,000 MCALLENMLS
• 2019-09-24 Sold (Public Records) — Public Records
• 2012-05-29 Sold (Public Records) — Public Records
• 1991-05-07 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $4,530 · -9.4% YoY. Source: county tax records.