1721 San Juan Ave · Mission, TX 78572

$59,000

1 bd · 2.0 ba · 544 sqft · Manufactured public records · 47 Days on market

Built 1991 1,924 sqft lot $108/sqft · 33% above area Est $45k · 33% over $20/mo HOA · 2% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover your perfect retreat in this charming mobile home, nestled within a vibrant active 55+ community in the City of Mission, TX in the Rio Grande Valley. This quaint home features a serene master bedroom with a full bath, an additional bedroom with its own full bath, a covered carport, a large storage unit, a convenient laundry room, and a low-maintenance design. The community offers a large pool, shuffleboard and pickleball courts, high-speed internet and WiFi, a BBQ area, a sauna, a community kitchen, a large ballroom, a billiards room, and crafts rooms. Frequent social events ensure a lively lifestyle. Located just 2 blocks from Expressway 83, this park is an hour from South Padre I

Key facts

• Shuffleboard courts
• Pickleball courts
• Large pool

Tags

• LARGE POOL
• SHUFFLEBOARD COURTS
• PICKLEBALL COURTS
• BBQ AREA
• COMMUNITY KITCHEN
• LARGE BALLROOM

Property features AI

Finance

• Other: Golf cart allowed/has golf cart; POA/HOA information available
• HOA & community: Mandatory homeowners association (Fiesta Village HOA); Annual association fee; POA transfer fee applies; Senior community; Community features include a pool

Exterior

• Parking: 1 total parking space; 1 covered space; 1 carport space; No attached garage (garage faces front/side noted but no garage spaces)
• Utilities: Public water; City sewer; Electric service
• Home design: Single-family property (not new construction)
• Construction: Vinyl siding; Metal roof; Built on crawl space and slab foundation; Building area approximately 544 (unit provided)
• Exterior features: Private outdoor pool; Community pool; Tennis court(s); Paved road access; Own lot

Interior

• Kitchen: Electric smooth-top range; Microwave; Refrigerator
• Bedrooms: Bedroom(s) with split-bedroom floor plan
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Wall unit(s); Electric cooling
• Interior features: Laminate and carpet flooring; Laminate countertops; Ceiling fan(s); Drapes and mini blinds; Split bedroom layout
• Laundry & utility: Laundry room with washer/dryer connection; Washer and dryer included; Electric water heater located in laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($919 rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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-.
• Sharyland ISD (urban): math 34% / reading 44% proficiency, ranked #406 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Romulo D Martinez El (math 30% / reading 42%, grade F, #1,921 of 4,322 statewide, top 45%, 537 students, 77% FRL); B L Gray J H (math 50% / reading 55%, grade C+, #293 of 1,662 statewide, top 18%, 730 students, 67% FRL); Sharyland H S (math 36% / reading 58%, grade D-, #591 of 1,632 statewide, top 38%, 1,546 students, 57% FRL).
• Market conditions: Rents flat; 852 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $408 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 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: major flood risk; severe wind risk, 94% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.56% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.46%
• DSCR: 1.95
• GRM: 5.3

CMA / ARV

• ARV (median comp): $44,511
• List price: $59,000
• Delta: 32.55%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1521 E Daytona Dr	0.52mi	1/1.0	480 (-12%)	8mo	$45,000	$94	45

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: 11.6%
• Equity multiple: 1.45×
• Total profit: $7,404
• Equity at exit: $8,797

10-year hold

• IRR: 18.8%
• Equity multiple: 2.42×
• Total profit: $23,400
• Equity at exit: $5,101

Cash invested: $16,520 (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: 5.3×

Monthly cashflow live

• Estimated rent: $919 high
• Mortgage (P&I): −$309
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$25
• HOA: −$20
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $295

Break-even live

Break-even rent $545

Max offer price $59,000

Occupancy floor 63%

Sensitivity live

Price	-10% $329	-5% $312	+0% $295	+5% $279	+10% $262
Rent	-10% $223	-5% $259	+0% $295	+5% $332	+10% $368
Rate	-1.0pp $325	-0.5pp $310	base $295	+0.5pp $280	+1.0pp $265

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
816 Travis St Mission, TX	1.0–2.0	1.0–2.0	952	$915	$0.96	45d	12	0.61mi
106 S Bryan Rd Unit 13 Mission, TX	2.0	1.0	720	$725	$1.01	45d	1	0.68mi
2210 E 1st St Unit 34 Mission, TX	1.0	1.0	700	$850	$1.21	25d	1	0.70mi
716 Ragland Rd #3 Mission, TX	1.0	1.0	651	$925	$1.42	45d	1	0.74mi
720 Ragland Rd #6 Mission, TX	1.0	1.0	651	$925	$1.42	45d	1	0.74mi
800 Ragland Rd Unit 5 Mission, TX	1.0	1.0	651	$925	$1.42	45d	1	0.78mi
806 Ragland Rd Unit 1 Mission, TX	1.0	1.0	651	$925	$1.42	45d	1	0.78mi
402 Cory Dr Unit B-10 Mission, TX	2.0	1.0	714	$750	$1.05	45d	1	0.92mi
1901 N Glasscock Rd Lot 37 Mission, TX	1.0	1.0	419	$650	$1.55	45d	1	1.43mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: internetpool

Listing history 23 events

1. 2026-06-22
   days on market $59,000 Active 47 DOM
2. 2026-06-18
   days on market $59,000 Active 44 DOM
3. 2026-06-17
   days on market $59,000 Active 43 DOM
4. 2026-06-16
   days on market $59,000 Active 42 DOM
5. 2026-06-15
   days on market $59,000 Active 41 DOM
6. 2026-06-14
   days on market $59,000 Active 39 DOM
7. 2026-06-10
   days on market $59,000 Active 36 DOM
8. 2026-06-09
   days on market $59,000 Active 35 DOM
9. 2026-06-08
   days on market $59,000 Active 34 DOM
10. 2026-06-07
    days on market $59,000 Active 33 DOM
11. 2026-06-03
    days on market $59,000 Active 29 DOM
12. 2026-06-02
    days on market $59,000 Active 28 DOM
13. 2026-06-01
    days on market $59,000 Active 27 DOM
14. 2026-05-31
    days on market $59,000 Active 26 DOM
15. 2026-05-31
    days on market $59,000 Active 25 DOM
16. 2026-05-05
    listed $59,000 Active 956-char remark
17. 2025-05-10
    listed $59,000 Active
18. 2024-11-07
    status Active
19. 2024-10-16
    status Pending
20. 2024-09-11
    price $59,000
21. 2024-09-11
    listed $559,000 Active
22. 2021-05-13
    soldstatus
23. 2007-03-16
    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: $923 · $77/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$157/yr (+$13/mo · 17.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 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: $11,031
• − Mortgage interest: −$3,305
• − Property taxes: −$923
• − Insurance: −$295
• − Repairs & maintenance: −$883
• − Management: −$883
• − HOA: −$240
• − Depreciation: −$1,716
• Taxable income: $2,788
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $2,875/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: Sharyland ISD
• NCES district ID: 4839930
• Math proficiency: 34% ▼ -35.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $57,792
• Composite: 34.38/100
• National rank: #5214
• State rank: #406 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

-89.4% since first listed

8 events — show timeline

• 2026-05-05 Listed $59,000 MCALLENMLS
• 2025-05-10 Listed $59,000 MCALLENMLS
• 2024-11-07 Relisted — MCALLENMLS
• 2024-10-16 Pending — MCALLENMLS
• 2024-09-11 Price Changed $59,000 MCALLENMLS
• 2024-09-11 Listed $559,000 MCALLENMLS
• 2021-05-13 Sold (Public Records) — Public Records
• 2007-03-16 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $923 · +18.2% YoY. Source: county tax records.