108 Bahia St · Mission, TX 78572

$82,000

3 bd · 2.0 ba · 624 sqft · SingleFamily public records · 164 Days on market

Built 1970 4,333 sqft lot $131/sqft · 15% above area Est $71k · 15% over

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +8.1/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a spacious lot and conveniently located in Mission, TX near Expressway 83 and Conway Ave., this property is surrounded by nearby dining, shopping, and everyday conveniences. Ideal for investors or buyers seeking value in a prime location.

Key facts

• Spacious lot
• Prime location
• 4,333 sq ft lot

Tags

• SPACIOUS LOT
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• 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.
• Market conditions: Rents flat; 852 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $567 of loan paydown is wiped out by about $2k 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 164 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $23k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 94% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.31% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 6.3

CMA / ARV

• ARV (median comp): $71,484
• List price: $82,000
• Delta: 14.71%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Holland Ave	0.70mi	2/1.0 (-1)	672 (+8%)	12mo	$93,000	$138	36

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-3,360
• Equity at exit: $12,226

10-year hold

• IRR: 2.9%
• Equity multiple: 1.18×
• Total profit: $4,238
• Equity at exit: $7,090

Cash invested: $22,960 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$34
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $189

Break-even live

Break-even rent $838

Max offer price $82,000

Occupancy floor 77%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 Cory Dr Unit B-10 Mission, TX	2.0	1.0	714	$750	$1.05	43d	1	0.73mi
106 S Bryan Rd Unit 13 Mission, TX	2.0	1.0	720	$725	$1.01	43d	1	0.94mi
816 Travis St Mission, TX	1.0–2.0	1.0–2.0	952	$1,215	$1.28	43d	12	1.36mi

Listing history 27 events

1. 2026-06-18
   days on market $82,000 Active 164 DOM
2. 2026-06-17
   days on market $82,000 Active 163 DOM
3. 2026-06-16
   days on market $82,000 Active 162 DOM
4. 2026-06-15
   days on market $82,000 Active 161 DOM
5. 2026-06-14
   pricedays on market $82,000 Active 159 DOM
6. 2026-06-10
   days on market $84,900 Active 156 DOM
7. 2026-06-09
   days on market $84,900 Active 155 DOM
8. 2026-06-08
   days on market $84,900 Active 154 DOM
9. 2026-06-07
   days on market $84,900 Active 153 DOM
10. 2026-06-03
    days on market $84,900 Active 149 DOM
11. 2026-06-02
    days on market $84,900 Active 148 DOM
12. 2026-06-01
    days on market $84,900 Active 147 DOM
13. 2026-05-31
    days on market $84,900 Active 146 DOM
14. 2026-05-31
    days on market $84,900 Active 145 DOM
15. 2026-03-31
    price $84,900 250-char remark

    Show marketing remark (250 chars)

    Situated on a spacious lot and conveniently located in Mission, TX near Expressway 83 and Conway Ave., this property is surrounded by nearby dining, shopping, and everyday conveniences. Ideal for investors or buyers seeking value in a prime location.

16. 2026-03-09
    price $90,000 250-char remark

    Show marketing remark (250 chars)

    Situated on a spacious lot and conveniently located in Mission, TX near Expressway 83 and Conway Ave., this property is surrounded by nearby dining, shopping, and everyday conveniences. Ideal for investors or buyers seeking value in a prime location.

17. 2026-02-11
    price $95,000 250-char remark

    Show marketing remark (250 chars)

    Situated on a spacious lot and conveniently located in Mission, TX near Expressway 83 and Conway Ave., this property is surrounded by nearby dining, shopping, and everyday conveniences. Ideal for investors or buyers seeking value in a prime location.

18. 2026-01-16
    price $99,900 250-char remark

    Show marketing remark (250 chars)

    Situated on a spacious lot and conveniently located in Mission, TX near Expressway 83 and Conway Ave., this property is surrounded by nearby dining, shopping, and everyday conveniences. Ideal for investors or buyers seeking value in a prime location.

19. 2026-01-05
    listed $105,000 Active 250-char remark

    Show marketing remark (250 chars)

    Situated on a spacious lot and conveniently located in Mission, TX near Expressway 83 and Conway Ave., this property is surrounded by nearby dining, shopping, and everyday conveniences. Ideal for investors or buyers seeking value in a prime location.

20. 2019-03-21
    soldstatus

    Show marketing remark (165 chars)

    Charmingly remodeled home features three bedrooms and one bathroom. Interior and exterior updates add a special aesthetic appeal to this cozy starter home! Must see!

21. 2019-03-21
    price $40,000 165-char remark

    Show marketing remark (165 chars)

    Charmingly remodeled home features three bedrooms and one bathroom. Interior and exterior updates add a special aesthetic appeal to this cozy starter home! Must see!

22. 2019-03-20
    price $45,000 165-char remark

    Show marketing remark (165 chars)

    Charmingly remodeled home features three bedrooms and one bathroom. Interior and exterior updates add a special aesthetic appeal to this cozy starter home! Must see!

23. 2019-03-20
    soldstatus Sold 165-char remark

    Show marketing remark (165 chars)

    Charmingly remodeled home features three bedrooms and one bathroom. Interior and exterior updates add a special aesthetic appeal to this cozy starter home! Must see!

24. 2019-03-15
    status Pending 165-char remark

    Show marketing remark (165 chars)

    Charmingly remodeled home features three bedrooms and one bathroom. Interior and exterior updates add a special aesthetic appeal to this cozy starter home! Must see!

25. 2019-02-28
    price $45,000 165-char remark

    Show marketing remark (165 chars)

    Charmingly remodeled home features three bedrooms and one bathroom. Interior and exterior updates add a special aesthetic appeal to this cozy starter home! Must see!

26. 2019-02-14
    listed $59,500 Active 165-char remark

    Show marketing remark (165 chars)

    Charmingly remodeled home features three bedrooms and one bathroom. Interior and exterior updates add a special aesthetic appeal to this cozy starter home! Must see!

27. 2014-03-21
    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: $1,580 · $132/mo
• Projected year-2 tax: $1,580 · $132/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 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $12,935
• − Mortgage interest: −$4,593
• − Property taxes: −$1,580
• − Insurance: −$1,208
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$2,385
• Taxable income: $1,099
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $2,007/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

+42.7% since first listed

13 events — show timeline

• 2026-03-31 Price Changed $84,900 MCALLENMLS
• 2026-03-09 Price Changed $90,000 MCALLENMLS
• 2026-02-11 Price Changed $95,000 MCALLENMLS
• 2026-01-16 Price Changed $99,900 MCALLENMLS
• 2026-01-05 Listed $105,000 MCALLENMLS
• 2019-03-21 Sold (Public Records) — Public Records
• 2019-03-21 Price Changed $40,000 MCALLENMLS
• 2019-03-20 Sold (MLS) — MCALLENMLS
• 2019-03-20 Price Changed $45,000 MCALLENMLS
• 2019-03-15 Pending — MCALLENMLS
• 2019-02-28 Price Changed $45,000 MCALLENMLS
• 2019-02-14 Listed $59,500 MCALLENMLS
• 2014-03-21 Sold (Public Records) — Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,580 · +20.0% YoY. Source: county tax records.