1306 Luther Ln · Mission, TX 78572

$69,000

3 bd · 1.0 ba · 860 sqft · Manufactured public records · 77 Days on market

Built 1994 2,905 sqft lot $80/sqft · at area comps Est $67k · at est. $33/mo HOA · 3% of rent ↓ 5% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.1/15.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious mobile home offers a wide-open living area with warmth and character to the space. Semi-furnished for your convenience, it includes a washer and dryer for added functionality. The home features large bedrooms and numerous windows that fill the interior with abundant natural sunlight. A durable aluminum ramp extends from the living room side door to the front of the property, ensuring easy access. Modern updates include LED lighting, sealed windows and doors, and a newly installed smart thermostat for energy efficiency. Residents can enjoy nearby amenities, include a heated pool, two activity centers, shuffleboard courts, and an array of planned activities. Situated within minutes of major shopping areas, Mission Hospital, banks, and a major expressway, this home offers both comfort and accessibility in an ideal location.

Key facts

• Sealed windows
• Led lighting
• Aluminum ramp

Tags

• WIDE-OPEN LIVING AREA
• ALUMINUM RAMP
• LED LIGHTING
• SEALED WINDOWS
• SMART THERMOSTAT
• HEATED POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $477 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 77 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.55% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.45%
• DSCR: 1.82
• GRM: 5.4

CMA / ARV

• ARV (median comp): $66,848
• List price: $69,000
• Delta: 3.22%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 Luther Ln	0.02mi	2/1.0 (-1)	920 (+7%)	15mo	$50,000	$54	70
510 Santa Cruz Dr	0.62mi	2/2.0 (-1)	900 (+5%)	10mo	$160,000	$178	46
415 Saturn St	0.70mi	2/2.0 (-1)	896 (+4%)	17mo	$79,000	$88	37

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-2,284
• Equity at exit: $10,288

10-year hold

• IRR: 3.3%
• Equity multiple: 1.21×
• Total profit: $4,072
• Equity at exit: $5,966

Cash invested: $19,320 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,068 high
• Mortgage (P&I): −$362
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$29
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$33
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $172

Break-even live

Break-even rent $850

Max offer price $69,000

Occupancy floor 79%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Cory Dr Mission, TX	2.0	1.0	832	$750	$0.90	21d	1	0.10mi
402 Cory Dr Unit B-10 Mission, TX	2.0	1.0	714	$750	$1.05	43d	1	0.12mi
106 S Bryan Rd Unit 13 Mission, TX	2.0	1.0	720	$725	$1.01	43d	1	0.19mi
103 Yosemite Dr Unit 2 Mission, TX	3.0	2.0	1116	$1,375	$1.23	43d	1	0.39mi
816 Travis St Mission, TX	1.0–2.0	1.0–2.0	952	$1,215	$1.28	43d	12	0.52mi
900 Travis St Mission, TX	1.0–2.0	1.0–2.0	1053	$1,250	$1.19	14d	1	0.59mi
600 San Antonio Ave Unit 7 Mission, TX	2.0	2.0	900	$880	$0.98	43d	1	1.12mi
2105 Selena St Mission, TX	3.0	2.0	1100	$1,500	$1.36	14d	1	1.13mi
606 San Antonio Ave Unit 4 Mission, TX	2.0	2.0	900	$895	$0.99	21d	1	1.13mi
606 San Antonio Ave Unit 606-4 Mission, TX	2.0	1.0	900	$850	$0.94	43d	1	1.13mi
606 San Antonio Ave Unit 1 Mission, TX	2.0	2.0	900	$850	$0.94	23d	1	1.13mi
2002 E 1st St Mission, TX	3.0	2.0	1017	$1,300	$1.28	43d	1	1.18mi
523 Perkins Ave Mission, TX	2.0	2.0	1050	$950	$0.90	43d	1	1.19mi
104 Sunflower St Unit 5 Mission, TX	3.0	2.0	950	$1,550	$1.63	14d	1	1.25mi
2008 Selena St Unit 3 Mission, TX	3.0	2.0	1092	$1,450	$1.33	43d	1	1.29mi
2112 Cassandra St Unit 2 Mission, TX	3.0	2.0	1050	$1,395	$1.33	43d	1	1.32mi
1006 Fairway Dr Mission, TX	2.0	2.0	1072	$1,100	$1.03	43d	1	1.41mi
7102 N 56th Ln Unit 1 Mission, TX	2.0	2.0	980	$1,075	$1.10	21d	1	1.44mi
2113 Amy St Mission, TX	2.0	2.0	784	$875	$1.12	23d	1	1.47mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-18
   days on market $69,000 Active 77 DOM
2. 2026-06-17
   days on market $69,000 Active 76 DOM
3. 2026-06-16
   days on market $69,000 Active 75 DOM
4. 2026-06-15
   days on market $69,000 Active 74 DOM
5. 2026-06-14
   days on market $69,000 Active 72 DOM
6. 2026-06-10
   days on market $69,000 Active 69 DOM
7. 2026-06-09
   days on market $69,000 Active 68 DOM
8. 2026-06-08
   days on market $69,000 Active 67 DOM
9. 2026-06-07
   days on market $69,000 Active 66 DOM
10. 2026-06-03
    days on market $69,000 Active 62 DOM
11. 2026-06-02
    days on market $69,000 Active 61 DOM
12. 2026-06-01
    days on market $69,000 Active 60 DOM
13. 2026-05-31
    days on market $69,000 Active 59 DOM
14. 2026-05-31
    days on market $69,000 Active 58 DOM
15. 2026-04-01
    listed $72,000 Active 846-char remark

    Show marketing remark (846 chars)

    This spacious mobile home offers a wide-open living area with warmth and character to the space. Semi-furnished for your convenience, it includes a washer and dryer for added functionality. The home features large bedrooms and numerous windows that fill the interior with abundant natural sunlight. A durable aluminum ramp extends from the living room side door to the front of the property, ensuring easy access. Modern updates include LED lighting, sealed windows and doors, and a newly installed smart thermostat for energy efficiency. Residents can enjoy nearby amenities, include a heated pool, two activity centers, shuffleboard courts, and an array of planned activities. Situated within minutes of major shopping areas, Mission Hospital, banks, and a major expressway, this home offers both comfort and accessibility in an ideal location.

16. 2025-12-16
    price $72,000
17. 2025-08-01
    status Active
18. 2025-06-09
    status Pending
19. 2025-04-18
    status Active
20. 2025-04-07
    status Pending
21. 2025-03-28
    historical Option
22. 2025-03-21
    listed $76,000 Active
23. 2003-02-14
    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: $1,476 · $123/mo
• Projected year-2 tax: $1,476 · $123/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 6/10 Major FEMA zone A · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $12,814
• − Mortgage interest: −$3,865
• − Property taxes: −$1,476
• − Insurance: −$1,847
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − HOA: −$396
• − Depreciation: −$2,007
• Taxable income: $1,172
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $1,780/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

-5.3% since first listed

9 events — show timeline

• 2026-04-01 Listed $72,000 MCALLENMLS
• 2025-12-16 Price Changed $72,000 MCALLENMLS
• 2025-08-01 Relisted — MCALLENMLS
• 2025-06-09 Pending — MCALLENMLS
• 2025-04-18 Relisted — MCALLENMLS
• 2025-04-07 Pending — MCALLENMLS
• 2025-03-28 Contingent — MCALLENMLS
• 2025-03-21 Listed $76,000 MCALLENMLS
• 2003-02-14 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,476 · +4.5% YoY. Source: county tax records.