1802 Oasis Ave #207 · Mission, TX 78572

$89,000

2 bd · 1.0 ba · 893 sqft · Townhouse · 185 Days on market

Built 1998 Good condition 967 sqft lot $100/sqft · 37% below area Est $142k · 37% under ↓ 5% since listing

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bedroom, 2 bathroom condo featuring an open living and dining area, functional kitchen, and well-sized bedrooms. Convenient layout with ample storage. Located in an established community with easy access to shopping, dining, and major roadways. Ideal for owner-occupants or investors.

Key facts

• Functional kitchen
• Ample storage
• Built 1998

Tags

• OPEN LIVING AND DINING AREA
• FUNCTIONAL KITCHEN
• AMPLE STORAGE
• ESTABLISHED COMMUNITY
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.6% 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: Leal El (math 12% / reading 25%, grade F, #3,759 of 4,322 statewide, top 88%, 463 students, 89% FRL); White J H (math 11% / reading 28%, grade F, #1,445 of 1,662 statewide, top 88%, 847 students, 90% FRL); Mission H S (math 18% / reading 28%, grade F, #1,348 of 1,632 statewide, top 83%, 2,218 students, 91% FRL).
• Market conditions: Rents flat; 981 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $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.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago 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

• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; moderate 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $141,707
• List price: $89,000
• Delta: -37.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 W B St	0.55mi	2/2.0	850 (-5%)	8mo	$166,500	$196	56
1507 W B St	0.57mi	2/2.0	880 (-2%)	14mo	$158,000	$180	55
1615 W B St	0.55mi	2/2.0	851 (-5%)	12mo	$159,000	$187	52
1628 W B St	0.57mi	2/2.0	887 (-1%)	20mo	$166,000	$187	52
1511 W B St	0.57mi	2/2.0	908 (+2%)	19mo	$169,500	$187	51
1700 W B St	0.57mi	2/2.0	887 (-1%)	21mo	$166,000	$187	51
1521 W B St	0.56mi	2/2.0	852 (-5%)	15mo	$149,900	$176	50
1710 W B St	0.57mi	2/2.0	833 (-7%)	12mo	$161,000	$193	48
1519 W B St	0.56mi	2/2.0	852 (-5%)	17mo	$149,900	$176	48
1523 W B St	0.56mi	2/2.0	852 (-5%)	18mo	$149,900	$176	47
1525 W B St	0.56mi	2/2.0	852 (-5%)	19mo	$149,900	$176	47
1517 W B St	0.56mi	2/2.0	852 (-5%)	19mo	$149,900	$176	46

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-5,876
• Equity at exit: $13,270

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $587
• 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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $109,950 ($126/sqft)
• Median days on market: 252 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +26.0% 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: 981
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $988 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $166

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 78%

Sensitivity live

Price	-10% $227	-5% $196	+0% $166	+5% $135	+10% $104
Rent	-10% $88	-5% $127	+0% $166	+5% $205	+10% $244
Rate	-1.0pp $210	-0.5pp $188	base $166	+0.5pp $143	+1.0pp $119

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Oasis Dr Unit 101 Mission, TX	2.0	1.0	905	$725	$0.80	72d	1	0.00mi
1804 Oasis Ave Mission, TX	2.0	1.0	899	$788	$0.88	15d	2	0.02mi
1802 Oasis Dr Unit 202 Mission, TX	2.0	1.0	893	$850	$0.95	93d	1	0.02mi
1510 River Bend Dr Mission, TX	1.0	2.0	1009	$895	$0.89	15d	1	0.10mi
1523 Oasis Ave #4 Mission, TX	3.0	2.0	1095	$925	$0.84	15d	1	0.12mi
1525 Oasis Dr Unit 4 Mission, TX	3.0	2.0	1100	$825	$0.75	63d	1	0.12mi
1605 W B St Mission, TX	2.0	2.0	814	$1,200	$1.47	93d	1	0.57mi
1525 W B St Mission, TX	2.0	2.0	852	$1,200	$1.41	15d	1	0.57mi
1513 W B St Mission, TX	3.0	2.0	868	$1,300	$1.50	93d	1	0.58mi
1513 W B St Mission, TX	3.0	2.0	868	$1,300	$1.50	15d	1	0.58mi
1513 W B St Mission, TX	3.0	2.0	868	$1,300	$1.50	63d	1	0.58mi
1606 W B St Mission, TX	3.0	2.0	862	$1,100	$1.28	15d	1	0.59mi
401 Bertha Ave Unit 2 Mission, TX	2.0	2.0	950	$1,300	$1.37	93d	1	0.70mi
401 Bertha Ave Unit 3 Mission, TX	2.0	2.0	1050	$1,200	$1.14	68d	1	0.70mi
1500 Industrial Way Unit A Mission, TX	2.0	1.0	990	$990	$1.00	93d	1	0.95mi
825 W First St Unit 4 Mission, TX	2.0	1.0	760	$675	$0.89	15d	1	1.13mi
1001 Hidalgo St Mission, TX	2.0	1.0	910	$1,300	$1.43	15d	1	1.36mi

Listing history 40 events

1. 2026-08-08
   days on market $89,000 Active 185 DOM
2. 2026-08-07
   days on market $89,000 Active 184 DOM
3. 2026-08-06
   days on market $89,000 Active 183 DOM
4. 2026-08-05
   days on market $89,000 Active 182 DOM
5. 2026-08-04
   days on market $89,000 Active 181 DOM
6. 2026-08-03
   days on market $89,000 Active 180 DOM
7. 2026-07-31
   days on market $89,000 Active 177 DOM
8. 2026-07-29
   days on market $89,000 Active 175 DOM
9. 2026-07-27
   days on market $89,000 Active 173 DOM
10. 2026-07-25
    days on market $89,000 Active 171 DOM
11. 2026-07-24
    days on market $89,000 Active 170 DOM
12. 2026-07-23
    days on market $89,000 Active 169 DOM
13. 2026-07-22
    days on market $89,000 Active 168 DOM
14. 2026-07-21
    days on market $89,000 Active 167 DOM
15. 2026-07-18
    days on market $89,000 Active 164 DOM
16. 2026-07-16
    days on market $89,000 Active 162 DOM
17. 2026-07-16
    days on market $89,000 Active 161 DOM
18. 2026-07-14
    days on market $89,000 Active 160 DOM
19. 2026-07-14
    days on market $89,000 Active 159 DOM
20. 2026-07-12
    days on market $89,000 Active 158 DOM
21. 2026-07-11
    days on market $89,000 Active 157 DOM
22. 2026-07-10
    days on market $89,000 Active 156 DOM
23. 2026-07-09
    days on market $89,000 Active 155 DOM
24. 2026-07-07
    days on market $89,000 Active 153 DOM
25. 2026-07-06
    days on market $89,000 Active 152 DOM
26. 2026-07-05
    days on market $89,000 Active 151 DOM
27. 2026-07-04
    days on market $89,000 Active 150 DOM
28. 2026-07-03
    statusdays on market $89,000 Active 149 DOM
29. 2026-06-02
    status $89,000 Pending 147 DOM
30. 2026-06-01
    days on market $89,000 Active 147 DOM
31. 2026-05-31
    days on market $89,000 Active 146 DOM
32. 2026-05-31
    days on market $89,000 Active 145 DOM
33. 2026-02-21
    historical $800
34. 2026-01-05
    listed $89,000 Active 295-char remark

    Show marketing remark (295 chars)

    Spacious 3 bedroom, 2 bathroom condo featuring an open living and dining area, functional kitchen, and well-sized bedrooms. Convenient layout with ample storage. Located in an established community with easy access to shopping, dining, and major roadways. Ideal for owner-occupants or investors.

35. 2025-10-25
    listed $800
36. 2025-01-28
    listed $93,287 Active
37. 2024-09-01
    historical $850
38. 2024-09-01
    listed $850
39. 2024-07-30
    historical $850
40. 2024-07-19
    listed $850

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $11,858
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,589
• Taxable income: $606
• Est. tax owed @ 24.0%: −$146
• After-tax cash flow: $1,842/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 $4,465–$13,395 screening

This property is in good condition with a good condition score of 75. It is a well-maintained single-family home with a good layout and ample storage. The property is located in an established community with easy access to shopping, dining, and major roadways. Ideal for owner-occupants or investors.

Value-add opportunities

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics ↑
• Both New flooring in bathrooms — Improves functionality and appearance ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑
• Both Landscaping improvements — Enhances curb appeal and property 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 20/100

Zoned Schools

Elementary Leal El F TX #3,759/4,322 Nat'l #34,688/41,679 Middle White J H F TX #1,445/1,662 Nat'l #11,801/14,009 High Mission H S F TX #1,348/1,632 Nat'l #13,542/17,239

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

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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

-4.6% since first listed

8 events — show timeline

• 2026-02-21 Rental Removed $800 RENTEC
• 2026-01-05 Listed $89,000 MCALLENMLS
• 2025-10-25 Listed for Rent $800 RENTEC
• 2025-01-28 Listed $93,287 MCALLENMLS
• 2024-09-01 Rental Removed $850 RENTEC
• 2024-09-01 Listed for Rent $850 RENTEC
• 2024-07-30 Rental Removed $850 RENTEC
• 2024-07-19 Listed for Rent $850 RENTEC