155 N Missouri Ave · Mercedes, TX 78570

$58,000

1 bd · 1.0 ba · 624 sqft · SingleFamily public records · 87 Days on market

Built 1976 8,001 sqft lot Est $54k · 8% over

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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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +9.6/10.0
• Appreciation +7.3/10.0
• ARV discount +3.9/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Completely remodeled, starter home For Sale in Mercedes, TX! This lovey home is move-in ready, located in the heart of Mercedes.  Drive up to your new home with an oversized driveway, nice landscaping, and mature trees.  This home features 2 spacious bedrooms, 1 bath, with open floor concept and a beautiful kitchen with nice countertops and elegant backsplash. This home has all new fixtures, floors, mini-splits, water heater, includes appliances, remodeled bath and kitchen, this home is move-in ready. Oversized backyard excellent for outdoor cook-outs, family gatherings, you name it. Schedule a tour of this cozy home before its too late. Priced to sell, won't last long.

Key facts

• 8,001 sq ft lot
• Built 1976
• Listed 87 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($847 rent vs $58k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.4% in Mercedes — 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 67/100 on livability (#547 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Mercedes ISD (suburban): math 12% / reading 21% proficiency, ranked #811 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mercedes H S (math 8% / reading 12%, grade F, #1,591 of 1,632 statewide, top 98%, 974 students, 91% FRL).
• Market conditions: 392 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($401 loan paydown + $3k appreciation (4.5% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $69k (54%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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 D-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 F 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. 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.
9. 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.
10. 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: 1.46% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.90%
• DSCR: 1.57
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $53,664
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
491 Tangerine Ave	0.51mi	1/1.0	674 (+8%)	8mo	$58,000	$86	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.42×
• Total profit: $23,002
• Equity at exit: $31,210

10-year hold

• IRR: 22.8%
• Equity multiple: 4.75×
• Total profit: $60,843
• Equity at exit: $52,540

Cash invested: $16,240 (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 78570

• Home prices YoY: 1.9%
• Active inventory: 392
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $847 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$166 /mo · $1,995/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $175

Break-even live

Break-even rent $626

Max offer price $58,000

Occupancy floor 74%

Sensitivity live

Price	-10% $207	-5% $191	+0% $175	+5% $158	+10% $142
Rent	-10% $108	-5% $141	+0% $175	+5% $208	+10% $242
Rate	-1.0pp $204	-0.5pp $189	base $175	+0.5pp $160	+1.0pp $144

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2025-07-04
   soldstatus Sold 693-char remark

   Show marketing remark (693 chars)

   Completely remodeled, starter home For Sale in Mercedes, TX! This lovey home is move-in ready, located in the heart of Mercedes.  Drive up to your new home with an oversized driveway, nice landscaping, and mature trees.  This home features 2 spacious bedrooms, 1 bath, with open floor concept and a beautiful kitchen with nice countertops and elegant backsplash. This home has all new fixtures, floors, mini-splits, water heater, includes appliances, remodeled bath and kitchen, this home is move-in ready. Oversized backyard excellent for outdoor cook-outs, family gatherings, you name it. Schedule a tour of this cozy home before its too late. Priced to sell, won't last long.

2. 2025-06-23
   soldstatus
3. 2025-06-01
   status Pending 693-char remark

   Show marketing remark (693 chars)

   Completely remodeled, starter home For Sale in Mercedes, TX! This lovey home is move-in ready, located in the heart of Mercedes.  Drive up to your new home with an oversized driveway, nice landscaping, and mature trees.  This home features 2 spacious bedrooms, 1 bath, with open floor concept and a beautiful kitchen with nice countertops and elegant backsplash. This home has all new fixtures, floors, mini-splits, water heater, includes appliances, remodeled bath and kitchen, this home is move-in ready. Oversized backyard excellent for outdoor cook-outs, family gatherings, you name it. Schedule a tour of this cozy home before its too late. Priced to sell, won't last long.

4. 2025-04-23
   soldstatus
5. 2025-03-01
   listed $127,000 Active 693-char remark

   Show marketing remark (693 chars)

   Completely remodeled, starter home For Sale in Mercedes, TX! This lovey home is move-in ready, located in the heart of Mercedes.  Drive up to your new home with an oversized driveway, nice landscaping, and mature trees.  This home features 2 spacious bedrooms, 1 bath, with open floor concept and a beautiful kitchen with nice countertops and elegant backsplash. This home has all new fixtures, floors, mini-splits, water heater, includes appliances, remodeled bath and kitchen, this home is move-in ready. Oversized backyard excellent for outdoor cook-outs, family gatherings, you name it. Schedule a tour of this cozy home before its too late. Priced to sell, won't last long.

6. 2024-08-05
   soldstatus
7. 2024-06-14
   status Pending
8. 2024-05-21
   price $58,000
9. 2024-05-01
   price $63,000
10. 2024-03-19
    listed $68,000 Active
11. 2021-02-12
    soldstatus
12. 2020-10-01
    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: $1,995 · $166/mo
• Projected year-2 tax: $1,995 · $166/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $10,165
• − Mortgage interest: −$3,249
• − Property taxes: −$1,995
• − Insurance: −$290
• − Repairs & maintenance: −$813
• − Management: −$813
• − Depreciation: −$1,687
• Taxable income: $1,318
• Est. tax owed @ 24.0%: −$316
• After-tax cash flow: $1,779/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: Mercedes ISD
• NCES district ID: 4830250
• Math proficiency: 12% ▼ -26.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $27,606
• Composite: 12.84/100
• National rank: #9596
• State rank: #811 of 826 in TX

Livability — Mercedes

• Score: 67/100
• State rank: #547
• US rank: #10619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mercedes, TX
• City population: 33,596
• Population (ZIP): 33,596

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 44% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 20% · Canada
• Languages at home: 18% English-only · Spanish 82%

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: ▲ 4.53%
• Current HPI: 238.8386
• Rent YoY: —
• Metro: —
• 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

+86.8% since first listed

12 events — show timeline

• 2025-07-04 Sold (MLS) — MCALLENMLS
• 2025-06-23 Sold (Public Records) — Public Records
• 2025-06-01 Pending — MCALLENMLS
• 2025-04-23 Sold (Public Records) — Public Records
• 2025-03-01 Listed $127,000 MCALLENMLS
• 2024-08-05 Sold (Public Records) — Public Records
• 2024-06-14 Pending — MCALLENMLS
• 2024-05-21 Price Changed $58,000 MCALLENMLS
• 2024-05-01 Price Changed $63,000 MCALLENMLS
• 2024-03-19 Listed $68,000 MCALLENMLS
• 2021-02-12 Sold (Public Records) — Public Records
• 2020-10-01 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $1,995 · +26.9% YoY. Source: county tax records.