907 Lake View Dr · Mission, TX 78572

$199,000

3 bd · 2.0 ba · 1,898 sqft · SingleFamily public records · 55 Days on market

Built 2001 5,858 sqft lot $105/sqft · 21% below area Est $253k · 21% under ↓ 13% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.9/30.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover this beautifully maintained 2-bed, 2.5-bath home featuring a thoughtful layout & fantastic upgrades. Nestled on a quiet street with mature trees and great curb appeal, this property offers comfort, convenience and versatility. Step inside to a warm and inviting interior with spacious living areas and abundant natural light. The kitchen comes equipped with a reverse osmosis system, JennAir electric stove and lots of cabinets and drawers —perfect for everyday living and entertaining. A standout feature is the garage, now a fully finished flex room with its own HVAC and full bathroom. Use it as a guest suite, home office, gym, media room, or hobby space—the possibili

Key facts

• Open floor plan
• Side patio
• 5,858 sq ft lot

Tags

• REVERSE OSMOSIS SYSTEM
• JENNAIR ELECTRIC STOVE
• FULLY FINISHED FLEX ROOM
• OPEN FLOOR PLAN
• SIDE PATIO

Property features AI

Finance

• Other: Living area reported by HidalgoCAD
• HOA & community: No association

Exterior

• Parking: Attached garage with 2 covered parking spaces (2 total spaces, 2 garage spaces); Attached parking
• Utilities: City sewer; Cable available; Public water
• Home design: Brick construction; Shingle roof; Slab foundation; Not new construction
• Construction: Brick exterior; Sloped shingle roof; Slab foundation
• Exterior features: Mature trees; Rock yard; Patio slab; Curbs; Sidewalks; Paved road access; Public water

Interior

• Kitchen: Smooth electric cooktop; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: Primary bedroom with sitting area and walk-in closet
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Quartz countertops; Ceiling fans; Mini blinds on windows
• Laundry & utility: Laundry room with washer/dryer connection; Water heater located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (7.3% below list).
• Recommended offer: $171k (14.2% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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-.
• 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: Leal El (math 12% / reading 25%, grade F, #3,759 of 4,322 statewide, top 88%, 463 students, 89% FRL); White J H (math 11% / reading 28%, grade F, #1,445 of 1,662 statewide, top 88%, 847 students, 90% FRL); Mission H S (math 18% / reading 28%, grade F, #1,348 of 1,632 statewide, top 83%, 2,218 students, 91% FRL).
• Market conditions: Rents flat; 852 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• This rent runs 41% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 55 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 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: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,717 (14.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 9.0

CMA / ARV

• ARV (median comp): $253,086
• List price: $199,000
• Delta: -21.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1208 Lake View Dr	0.26mi	3/2.5	1,902 (+0%)	1mo	$299,000	$157	84
410 La Laguna	0.10mi	3/2.0	1,771 (-7%)	2mo	$283,900	$160	82
800 La Laguna Rd	0.11mi	3/2.5	1,772 (-7%)	0mo	$323,500	$183	81
605 La Laguna Rd	0.08mi	4/2.5 (+1)	1,804 (-5%)	3mo	$335,000	$186	78
705 La Laguna Rd	0.10mi	3/2.0	1,701 (-10%)	3mo	$313,000	$184	75
508 La Laguna Rd	0.07mi	3/2.5	1,637 (-14%)	5mo	$289,000	$177	68
1007 La Laguna Rd	0.23mi	3/2.5	1,687 (-11%)	1mo	$310,000	$184	68
502 La Laguna Rd	0.09mi	3/2.5	1,647 (-13%)	6mo	$295,000	$179	67
904 W E St	0.70mi	3/3.0	1,832 (-4%)	2mo	$249,000	$136	56
600 S Viento Dorado St	0.53mi	4/2.5 (+1)	1,730 (-9%)	0mo	$275,000	$159	53
1715 River Bend Dr	0.58mi	2/2.0 (-1)	2,078 (+10%)	1mo	$155,000	$75	51
1008 W B St	0.64mi	3/2.5	1,671 (-12%)	0mo	$299,000	$179	48

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: -24.8%
• Equity multiple: 0.17×
• Total profit: $-46,033
• Equity at exit: $29,672

10-year hold

• IRR: -29.6%
• Equity multiple: -0.21×
• Total profit: $-67,320
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,845 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$491 /mo · $5,897/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-160

Break-even live

Break-even rent $2,048

Max offer price $170,717

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-104	+0% $-160	+5% $-216	+10% $-273
Rent	-10% $-306	-5% $-233	+0% $-160	+5% $-87	+10% $-14
Rate	-1.0pp $-60	-0.5pp $-109	base $-160	+0.5pp $-212	+1.0pp $-264

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
903 La Laguna Rd Mission, TX	3.0	2.0	1579	$2,000	$1.27	45d	1	0.16mi
1506 Debby Ln Mission, TX	3.0	2.5	2506	$1,395	$0.56	45d	1	0.41mi
304 S Tecate Dr Mission, TX	3.0	2.0	1378	$1,700	$1.23	45d	1	0.59mi
2041 Lake View Dr #5 Mission, TX	3.0	2.5	1612	$1,800	$1.12	16d	1	0.79mi

Listing history 24 events

1. 2026-06-16
   status $199,000 Pending 55 DOM
2. 2026-06-15
   days on market $199,000 Option 55 DOM
3. 2026-06-14
   days on market $199,000 Option 53 DOM
4. 2026-06-10
   days on market $199,000 Option 50 DOM
5. 2026-06-09
   days on market $199,000 Option 49 DOM
6. 2026-06-09
   status $199,000 Option 48 DOM
7. 2026-06-08
   days on market $199,000 Active 48 DOM
8. 2026-06-07
   days on market $199,000 Active 47 DOM
9. 2026-06-03
   days on market $199,000 Active 43 DOM
10. 2026-06-02
    days on market $199,000 Active 42 DOM
11. 2026-06-01
    days on market $199,000 Active 41 DOM
12. 2026-05-31
    days on market $199,000 Active 40 DOM
13. 2026-05-31
    days on market $199,000 Active 39 DOM
14. 2026-05-07
    price $199,000 949-char remark
15. 2026-04-21
    listed $209,000 Active 949-char remark
16. 2026-03-10
    listed $209,000 Active
17. 2026-01-29
    price $219,000
18. 2026-01-12
    price $226,900
19. 2025-12-11
    listed $228,900 Active
20. 2011-02-01
    soldstatus
21. 2010-06-08
    soldstatus
22. 2007-07-27
    soldstatus
23. 2003-05-19
    soldstatus
24. 2001-04-03
    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: $5,897 · $491/mo
• Projected year-2 tax: $5,897 · $491/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $22,144
• − Mortgage interest: −$11,147
• − Property taxes: −$5,897
• − Insurance: −$995
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$5,789
• Taxable loss: −$5,227
• Est. tax savings @ 24.0%: +$1,255
• After-tax cash flow: $-667/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

-13.1% since first listed

13 events — show timeline

• 2026-06-16 Pending — MCALLENMLS
• 2026-06-08 Contingent — MCALLENMLS
• 2026-05-07 Price Changed $199,000 MCALLENMLS
• 2026-04-21 Listed $209,000 MCALLENMLS
• 2026-03-10 Listed $209,000 MCALLENMLS
• 2026-01-29 Price Changed $219,000 MCALLENMLS
• 2026-01-12 Price Changed $226,900 MCALLENMLS
• 2025-12-11 Listed $228,900 MCALLENMLS
• 2011-02-01 Sold (Public Records) — Public Records
• 2010-06-08 Sold (Public Records) — Public Records
• 2007-07-27 Sold (Public Records) — Public Records
• 2003-05-19 Sold (Public Records) — Public Records
• 2001-04-03 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $5,897 · +20.0% YoY. Source: county tax records.