2109 Mockingbird St Lot 136 · Palmview, TX 78572

$149,900

2 bd · 1.5 ba · 992 sqft · SingleFamily · 146 Days on market

55+ age-restricted Built 1999 Good condition 4,947 sqft lot $151/sqft · 8% below area Est $164k · 8% under $70/mo HOA · 8% of rent

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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 +11.2/15.0
• Cash flow +9.7/30.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• 1% rule +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• DSCR +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your own slice of comfort in the active 55+ community of Green Gate Grove. This fully furnished 2-bedroom, 1 1/2 half bath home offers a warm and inviting atmosphere from the moment you step inside. The bright, open floor plan creates a spacious feel, perfect for both everyday living and entertaining. The kitchen features a convenient breakfast bar & stainless steel appliances, making it easy to prepare meals while staying connected with guests. The main bathroom includes a walk-in shower for added comfort & convenience. Updates also include newer hot water tank, roofing, electrical panel, and replacement of HVAC condenser and fan motor. Step outside & enjoy the front patio or unwind in the screened back porch - ideal spaces for relaxing or hosting friends. Fully furnished with all appliances included - truly move-in ready! Green Gate Grove offers an active and welcoming lifestyle with great amenities. Located close to Bentsen RGV State Park & the National Butterfly Center.

Key facts

• Move-in ready
• Front patio
• Screened back porch

Tags

• BREAKFAST BAR
• STAINLESS STEEL APPLIANCES
• WALK-IN SHOWER
• FRONT PATIO
• SCREENED BACK PORCH
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-398 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (38.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (40.3% below list).
• Recommended offer: $90k (40.3% below list) — sets the bar for 1% rule.
• Cap rate 3.1% vs local median 3.9% in Palmview — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 57/100 on livability (#1,267 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D, amenities F, commute F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jose De Escandon El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 640 students, 86% FRL); La Joya Palmview H S (math 20% / reading 37%, grade F, #1,157 of 1,632 statewide, top 72%, 2,155 students, 91% FRL) — zoned schools average 89% FRL vs 54% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 1115 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 119d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 146 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,560 (40.3% 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 146 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.60% ✗
• Cap rate: 3.10%
• Cash-on-cash: -11.39%
• DSCR: 0.49
• GRM: 13.9

CMA / ARV

• ARV (median comp): $163,500
• List price: $149,900
• Delta: -8.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2104 Mockingbird St	0.03mi	2/1.0	970 (-2%)	6mo	$165,000	$170	88
2106 Blue Jay St	0.03mi	2/1.5	960 (-3%)	11mo	$158,000	$165	84
2303 Green Gate Cir E	0.15mi	2/2.0	928 (-6%)	1mo	$85,000	$92	79
2408 Starling Cir W	0.19mi	1/1.0 (-1)	1,016 (+2%)	2mo	$158,000	$156	78
2508 Starling Cir W	0.26mi	2/1.0	1,018 (+3%)	9mo	$149,900	$147	74
2110 Blue Jay St E	0.02mi	2/2.5	1,035 (+4%)	19mo	$175,500	$170	72
127 Lantern Ave	0.24mi	2/1.0	1,023 (+3%)	18mo	$144,500	$141	66
2500 Starling Cir W #322	0.24mi	1/1.0 (-1)	900 (-9%)	4mo	$165,000	$183	63
3507 Del Oro Dr	0.42mi	2/2.0	896 (-10%)	8mo	$153,000	$171	56
301 Green Gate Cir N	0.10mi	2/2.0	1,116 (+12%)	21mo	$169,900	$152	56

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: -39.6%
• Equity multiple: -0.23×
• Total profit: $-51,436
• Equity at exit: $22,351

10-year hold

• IRR: -78.9%
• Equity multiple: -1.01×
• Total profit: $-84,428
• Equity at exit: $12,961

Cash invested: $41,972 (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 · 4 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $119,210 ($115/sqft)
• Median days on market: 289 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +43.5% above 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: 13.9×

Monthly cashflow live

• Estimated rent: $896 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$70
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $-398

Break-even live

Break-even rent $1,400

Max offer price $92,251

Occupancy floor —

Sensitivity live

Price	-10% $-295	-5% $-347	+0% $-398	+5% $-450	+10% $-502
Rent	-10% $-469	-5% $-434	+0% $-398	+5% $-363	+10% $-328
Rate	-1.0pp $-323	-0.5pp $-360	base $-398	+0.5pp $-437	+1.0pp $-477

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: $37,475
• Closing costs: $4,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4321 Royal Palm Dr Mission, TX	2.0	1.0	572	$800	$1.40	119d	1	0.64mi
2508 U.S. 83 Business Unit 16 Mission, TX	2.0	1.0	650	$730	$1.12	119d	1	1.17mi
2508 U.S. 83 Business Unit 3 Mission, TX	1.0	1.0	650	$585	$0.90	6d	1	1.17mi
2508 U.S. 83 Business Unit 12 Mission, TX	2.0	1.0	650	$730	$1.12	6d	1	1.17mi

HOA detail $70/mo · $840/yr

• Likely covers: waterelectric

Listing history 50 events

1. 2026-09-24
   days on market $149,900 Active 146 DOM
2. 2026-09-23
   days on market $149,900 Active 145 DOM
3. 2026-09-22
   days on market $149,900 Active 144 DOM
4. 2026-09-21
   days on market $149,900 Active 143 DOM
5. 2026-09-20
   days on market $149,900 Active 142 DOM
6. 2026-09-19
   days on market $149,900 Active 141 DOM
7. 2026-09-18
   days on market $149,900 Active 140 DOM
8. 2026-09-17
   days on market $149,900 Active 139 DOM
9. 2026-09-16
   days on market $149,900 Active 138 DOM
10. 2026-09-15
    days on market $149,900 Active 137 DOM
11. 2026-09-14
    days on market $149,900 Active 136 DOM
12. 2026-09-13
    days on market $149,900 Active 135 DOM
13. 2026-09-12
    days on market $149,900 Active 134 DOM
14. 2026-09-11
    days on market $149,900 Active 133 DOM
15. 2026-09-05
    days on market $149,900 Active 127 DOM
16. 2026-09-04
    days on market $149,900 Active 126 DOM
17. 2026-09-03
    days on market $149,900 Active 125 DOM
18. 2026-08-31
    days on market $149,900 Active 122 DOM
19. 2026-08-30
    days on market $149,900 Active 121 DOM
20. 2026-08-29
    days on market $149,900 Active 120 DOM
21. 2026-08-28
    days on market $149,900 Active 119 DOM
22. 2026-08-27
    days on market $149,900 Active 118 DOM
23. 2026-08-26
    days on market $149,900 Active 117 DOM
24. 2026-08-25
    status $149,900 Active 116 DOM
25. 2026-07-21
    statusdays on market $149,900 Pending 116 DOM
26. 2026-07-18
    days on market $149,900 Active 113 DOM
27. 2026-07-16
    days on market $149,900 Active 111 DOM
28. 2026-07-16
    days on market $149,900 Active 110 DOM
29. 2026-07-14
    days on market $149,900 Active 109 DOM
30. 2026-07-14
    days on market $149,900 Active 108 DOM
31. 2026-07-12
    days on market $149,900 Active 107 DOM
32. 2026-07-11
    days on market $149,900 Active 106 DOM
33. 2026-07-10
    days on market $149,900 Active 105 DOM
34. 2026-07-09
    days on market $149,900 Active 104 DOM
35. 2026-07-07
    days on market $149,900 Active 102 DOM
36. 2026-07-06
    days on market $149,900 Active 101 DOM
37. 2026-07-05
    days on market $149,900 Active 100 DOM
38. 2026-07-04
    days on market $149,900 Active 99 DOM
39. 2026-07-03
    days on market $149,900 Active 98 DOM
40. 2026-07-02
    days on market $149,900 Active 97 DOM
41. 2026-07-01
    days on market $149,900 Active 96 DOM
42. 2026-06-30
    days on market $149,900 Active 95 DOM
43. 2026-06-29
    days on market $149,900 Active 94 DOM
44. 2026-06-28
    days on market $149,900 Active 93 DOM
45. 2026-06-28
    days on market $149,900 Active 92 DOM
46. 2026-06-27
    days on market $149,900 Active 91 DOM
47. 2026-06-25
    days on market $149,900 Active 89 DOM
48. 2026-06-23
    days on market $149,900 Active 87 DOM
49. 2026-06-22
    days on market $149,900 Active 86 DOM
50. 2026-06-18
    days on market $149,900 Active 83 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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,747
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$860
• − Management: −$860
• − HOA: −$840
• − Depreciation: −$4,361
• Taxable loss: −$7,568
• Est. tax savings @ 24.0%: +$1,816
• After-tax cash flow: $-2,965/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $4,960–$14,880 screening

This home is in good condition with minor repairs needed. It offers a good opportunity for cosmetic updates to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — Light wear and tear on the cabinets.
• Minor bathroom tiles — Some wear on the tiles, but not severe enough to require replacement.
• Minor paint — Faded paint in some areas, but not extensive enough to require major work.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Both Replace worn tiles in the kitchen and bathrooms — New tiles will improve the home's appearance and functionality. ↑
• Both Clean and maintain HVAC system — A clean and well-maintained HVAC system will improve comfort and energy efficiency, enhancing both resale and rental 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 32/100

Zoned Schools

Elementary Jose De Escandon El F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Irene M Garcia Middle F TX #1,428/1,662 Nat'l #11,652/14,009 High Jimmy Carter Early College H S F TX #652/1,632 Nat'l #6,890/17,239

Schools (NCES district)

• District: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

D Composite livability gradescore 57/100

Livability — Palmview

• Score: 57/100
• State rank: #1267
• US rank: #22043

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmview, TX
• County: Hidalgo County · 955,232 people
• 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

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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%

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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%

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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

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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

• 2026-03-23 Listed $149,900 MCALLENMLS