1500 Evergreen Ave #33 · Mission, TX 78572

$79,500

2 bd · 1.5 ba · 720 sqft · Condo · 37 Days on market

Built 1979 Good condition $110/sqft · at area comps Est $78k · at est. $145/mo HOA · 15% of rent ↓ 4% 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 +19.2/30.0
• 1% rule +7.4/10.0
• ARV discount +6.9/15.0
• DSCR +6.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This one has it all; Ready to move in condominium, ideally located, tastefully furnished, fresh paint throughout, new tile floors, Virtually new AC & Water Heater, New closets with shelves, New kitchen pantry. Open floor plan connects to patio through glass double door to enjoy a drink plus accentuates this immaculate 2 bed, 1 full bathroom & 1 half bath, 1 dining, 1 living jewel for an amazing price. This condo includes, decorative lighting in living room, ceiling fans, stove, refrigerator, washer, dryer, 2 queen beds with bedding, nightstands, lamps, 2 piece living room, coffee table, 4 chair dining set, curtains/mini blinds. Evergreen manor is a 55+community offers 2 gazebos

Key facts

• New tile floors
• New kitchen pantry
• 2 gazebos

Tags

• NEW TILE FLOORS
• NEW CLOSETS WITH SHELVES
• NEW KITCHEN PANTRY
• CEILING FANS
• IN GROUND POOL
• 2 GAZEBOS

Property features AI

Finance

• Other: Senior community
• HOA & community: Monthly association fee of $145; Evergreen Manor Condos community; Community pool; Curbs and sidewalks; Mandatory POA

Exterior

• Parking: No garage; No carport
• Utilities: Public water; City sewer; Paved road access; Electric service
• Home design: Condo unit in Evergreen Manor Condos; Entry on ground level (unit in building)
• Construction: Brick construction; Shingle roof; Slab foundation; Built area approximately 720
• Exterior features: Mature trees; Professional landscaping; Sprinkler system; Curb and gutters; Sidewalks; Patio slab; Private outdoor in-ground pool

Interior

• Kitchen: Electric cooktop; Refrigerator; Electric water heater
• Bedrooms: Bedroom layout includes split bedrooms
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Thermostat
• Interior features: Solid surface countertops; Ceiling fan(s); Decorative / high ceilings; Split bedroom floor plan; Walk-in closet(s); Drapes; Partial window coverings
• Laundry & utility: Laundry room; Washer/dryer connection; Washer and dryer listed among interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($987 rent vs $80k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% 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 $550 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 37 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: 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 $77,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 6.7

CMA / ARV

• ARV (median comp): $78,438
• List price: $79,500
• Delta: 1.35%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.58×
• Total profit: $-9,369
• Equity at exit: $11,854

10-year hold

• IRR: -6.9%
• Equity multiple: 0.61×
• Total profit: $-8,680
• Equity at exit: $6,874

Cash invested: $22,260 (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: 6.7×

Monthly cashflow live

• Estimated rent: $987 high
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$145
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $85

Break-even live

Break-even rent $879

Max offer price $79,500

Occupancy floor 86%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 S Bryan Rd Unit 13 Mission, TX	2.0	1.0	720	$725	$1.01	43d	1	0.49mi
402 Cory Dr Unit B-10 Mission, TX	2.0	1.0	714	$750	$1.05	43d	1	0.67mi
816 Travis St Mission, TX	1.0–2.0	1.0–2.0	952	$1,215	$1.28	43d	12	0.96mi
716 Ragland Rd #3 Mission, TX	1.0	1.0	651	$925	$1.42	43d	1	1.17mi
720 Ragland Rd #6 Mission, TX	1.0	1.0	651	$925	$1.42	43d	1	1.17mi
800 Ragland Rd Unit 5 Mission, TX	1.0	1.0	651	$925	$1.42	43d	1	1.17mi
806 Ragland Rd Unit 1 Mission, TX	1.0	1.0	651	$925	$1.42	43d	1	1.17mi
1901 N Glasscock Rd Lot 37 Mission, TX	1.0	1.0	419	$650	$1.55	43d	1	1.33mi
2210 E 1st St Unit 34 Mission, TX	1.0	1.0	700	$850	$1.21	23d	1	1.39mi

HOA detail condo

• Monthly dues: $145 · $1,740/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $79,500 Active 37 DOM
2. 2026-06-17
   days on market $79,500 Active 36 DOM
3. 2026-06-16
   days on market $79,500 Active 35 DOM
4. 2026-06-15
   days on market $79,500 Active 34 DOM
5. 2026-06-14
   days on market $79,500 Active 32 DOM
6. 2026-06-10
   days on market $79,500 Active 29 DOM
7. 2026-06-09
   days on market $79,500 Active 28 DOM
8. 2026-06-08
   days on market $79,500 Active 27 DOM
9. 2026-06-07
   days on market $79,500 Active 26 DOM
10. 2026-06-03
    days on market $79,500 Active 22 DOM
11. 2026-06-02
    days on market $79,500 Active 21 DOM
12. 2026-06-01
    days on market $79,500 Active 20 DOM
13. 2026-05-31
    days on market $79,500 Active 19 DOM
14. 2026-05-31
    days on market $79,500 Active 18 DOM
15. 2026-05-12
    listed $79,500 Active 997-char remark
16. 2026-04-15
    price $79,500
17. 2026-02-18
    listed $83,000 Active

ⓘ 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 1/10 Low
• 🌡 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: $11,841
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$947
• − Management: −$947
• − HOA: −$1,740
• − Depreciation: −$2,313
• Taxable loss: −$149
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $1,058/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

This 2-bedroom, 1.5-bathroom condo is move-in ready with fresh paint, new tile floors, and new HVAC systems. It offers a good condition score and is located in a desirable community with amenities like gazebos and a pool.

Value-add opportunities

• Both landscaping — improves curb appeal and enhances property value
• Both HVAC/mechanicals — new AC & Water Heater improve comfort and energy efficiency
• Both interior walls/paint — fresh paint enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and enhances property value ↑
• Both HVAC/mechanicals — new AC & Water Heater improve comfort and energy efficiency ↑
• Both interior walls/paint — fresh paint enhances curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-4.2% since first listed

3 events — show timeline

• 2026-05-12 Listed $79,500 MCALLENMLS
• 2026-04-15 Price Changed $79,500 MCALLENMLS
• 2026-02-18 Listed $83,000 MCALLENMLS