310 Randal Dr Unit H12 · Mission, TX 78572

$87,000

2 bd · 2.0 ba · 1,128 sqft · Manufactured · 78 Days on market

Built 1992 Good condition 3,118 sqft lot $77/sqft · 20% above area Est $72k · 20% over $33/mo HOA · 3% 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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW - Nice 2 bed/2 bath 1986 Palm Harbor Home NOW AVAILABLE in Heritage Square, a 55+ Community in Mission. This FULLY FURNISHED home features recent upgrades like flooring, enclosed Texas Room, plantation shutters, and brand new stove. This split bedroom floor plan features spacious bathrooms in both the primary suite and near the guest bedroom. This home sits on a corner lot with beautiful landscaping and a giant mature tree that blankets your covered front and side patios (YES - 2 Patios) during warm sunny days while you relax with friends and neighbors! OH YEAH - It includes a well maintained 2014 E-Z GO Golf cart to cruise around the community. Heritage Square is an active 55+ community with amenities such as: swimming pool, hot tub, entertainment hall & community kitchen, social clubs, community events... and more. Conveniently located close to medical facilities, shopping, restaurant, and entertainment and only an hour and 1/2 from the beautiful beaches of South Padre Island.

Key facts

• 3,118 sq ft lot
• Parking
• Built 1992

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $87k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $82k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $601 of loan paydown is wiped out by about $3k 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 78 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

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 $81,780 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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: 1.36% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.88%
• DSCR: 1.66
• GRM: 6.1

CMA / ARV

• ARV (median comp): $72,313
• List price: $87,000
• Delta: 20.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1204 Deidre Dr	0.07mi	2/1.5	1,180 (+5%)	12mo	$76,900	$65	78
1203 Angela Dr	0.16mi	3/2.0 (+1)	1,120 (-1%)	14mo	$120,000	$107	75
1302 Deidre Dr	0.09mi	3/2.0 (+1)	1,216 (+8%)	10mo	$155,000	$127	70
502 Sagittarius St	0.64mi	2/2.0	1,064 (-6%)	4mo	$110,000	$103	58
1516 St Augustine Dr	0.51mi	3/2.0 (+1)	1,140 (+1%)	14mo	$145,000	$127	58
416 Sagittarius St	0.61mi	3/2.0 (+1)	1,292 (+14%)	2mo	$90,000	$70	41

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-5,138
• Equity at exit: $12,972

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $976
• Equity at exit: $7,522

Cash invested: $24,360 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,185 high
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$33
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $177

Break-even live

Break-even rent $961

Max offer price $87,000

Occupancy floor 80%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.04mi
402 Cory Dr Unit B-10 Mission, TX	2.0	1.0	714	$750	$1.05	43d	1	0.05mi
106 S Bryan Rd Unit 13 Mission, TX	2.0	1.0	720	$725	$1.01	43d	1	0.20mi
100 Yosemite Dr Unit 1 Mission, TX	3.0	2.0	1195	$1,375	$1.15	43d	1	0.39mi
103 Yosemite Dr Unit 2 Mission, TX	3.0	2.0	1116	$1,375	$1.23	43d	1	0.42mi
105 San Jose Dr Unit 1 Mission, TX	3.0	2.0	1195	$1,345	$1.13	19d	1	0.45mi
105 San Jose Dr Unit 1 Mission, TX	3.0	2.0	1195	$1,345	$1.13	14d	1	0.45mi
105 San Jose Dr Unit 4 Mission, TX	3.0	2.0	1195	$1,350	$1.13	43d	1	0.45mi
101 San Jose Dr Apt 3 Mission, TX	3.0	2.0	1195	$1,350	$1.13	43d	1	0.48mi
101 San Jose Dr Apt 4 Mission, TX	3.0	2.0	1195	$1,375	$1.15	43d	1	0.48mi
101 San Jose Dr Apt 4 Mission, TX	3.0	2.0	1195	$1,375	$1.15	23d	1	0.48mi
816 Travis St Mission, TX	1.0–2.0	1.0–2.0	952	$1,215	$1.28	43d	12	0.62mi
900 Travis St Mission, TX	1.0–2.0	1.0–2.0	1053	$1,250	$1.19	14d	1	0.68mi
813 Travis St #408 Mission, TX	3.0	2.0	1230	$1,800	$1.46	23d	1	0.68mi
813 Travis St #207 Mission, TX	3.0	2.0	1320	$1,600	$1.21	23d	1	0.68mi
1511 Evergreen Ave Mission, TX	3.0	2.0	1286	$1,300	$1.01	43d	1	0.69mi
523 Perkins Ave Mission, TX	2.0	2.0	1050	$950	$0.90	43d	1	1.10mi
513 San Antonio Ave Apt 8 Mission, TX	1.0	1.5	971	$975	$1.00	43d	1	1.11mi
600 San Antonio Ave Unit 7 Mission, TX	2.0	2.0	900	$880	$0.98	43d	1	1.14mi
1923 Sunset Dr Mission, TX	3.0	2.5	1499	$1,850	$1.23	21d	1	1.16mi
606 San Antonio Ave Unit 1 Mission, TX	2.0	2.0	900	$850	$0.94	23d	1	1.16mi
606 San Antonio Ave Unit 4 Mission, TX	2.0	2.0	900	$895	$0.99	21d	1	1.16mi
606 San Antonio Ave Unit 606-4 Mission, TX	2.0	1.0	900	$850	$0.94	43d	1	1.16mi
2105 Selena St Mission, TX	3.0	2.0	1100	$1,500	$1.36	14d	1	1.18mi
2007 Cassandra St Mission, TX	3.0	2.5	1422	$2,500	$1.76	14d	1	1.23mi
2002 E 1st St Mission, TX	3.0	2.0	1017	$1,300	$1.28	43d	1	1.25mi
104 Sunflower St Unit 5 Mission, TX	3.0	2.0	950	$1,550	$1.63	14d	1	1.31mi
1707 Highland Park Ave Unit 4-B Mission, TX	2.0	2.0	1336	$1,200	$0.90	14d	1	1.33mi
721 W 4th St Mission, TX	3.0	1.5	1194	$1,400	$1.17	14d	1	1.34mi
7102 N 56th Ln Unit 1 Mission, TX	2.0	2.0	980	$1,075	$1.10	21d	1	1.34mi
1006 Fairway Dr Mission, TX	2.0	2.0	1072	$1,100	$1.03	43d	1	1.34mi
2008 Selena St Unit 3 Mission, TX	3.0	2.0	1092	$1,450	$1.33	43d	1	1.35mi
2112 Cassandra St Unit 2 Mission, TX	3.0	2.0	1050	$1,395	$1.33	43d	1	1.38mi
1801 Highland Park Ave Mission, TX	2.0	2.0	1173	$1,500	$1.28	19d	1	1.38mi
1400 N Dunlap Ave Mission, TX	2.0	1.0	1068	$800	$0.75	19d	1	1.41mi
814 Cimarron Dr Mission, TX	3.0	2.5	1376	$1,875	$1.36	14d	1	1.42mi
2004 Angus St Mission, TX	3.0	2.0	1150	$975	$0.85	43d	1	1.43mi
108 N Dove St Unit 3 Mission, TX	2.0	2.0	1131	$1,250	$1.11	23d	1	1.44mi
1827 Highland Park Ave Unit 1 Mission, TX	2.0	2.0	1300	$1,200	$0.92	43d	1	1.46mi
221 W 14th St Mission, TX	3.0	2.0	1290	$1,100	$0.85	43d	1	1.46mi

HOA detail

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

Listing history 15 events

1. 2026-06-18
   days on market $87,000 Active 78 DOM
2. 2026-06-17
   days on market $87,000 Active 77 DOM
3. 2026-06-16
   days on market $87,000 Active 76 DOM
4. 2026-06-15
   days on market $87,000 Active 75 DOM
5. 2026-06-14
   days on market $87,000 Active 73 DOM
6. 2026-06-10
   days on market $87,000 Active 70 DOM
7. 2026-06-09
   days on market $87,000 Active 69 DOM
8. 2026-06-08
   days on market $87,000 Active 68 DOM
9. 2026-06-07
   days on market $87,000 Active 67 DOM
10. 2026-06-03
    days on market $87,000 Active 63 DOM
11. 2026-06-02
    days on market $87,000 Active 62 DOM
12. 2026-06-01
    days on market $87,000 Active 61 DOM
13. 2026-05-31
    days on market $87,000 Active 60 DOM
14. 2026-05-31
    days on market $87,000 Active 59 DOM
15. 2026-04-01
    listed $89,000 Active 1002-char remark

    Show marketing remark (1002 chars)

    WOW - Nice 2 bed/2 bath 1986 Palm Harbor Home NOW AVAILABLE in Heritage Square, a 55+ Community in Mission. This FULLY FURNISHED home features recent upgrades like flooring, enclosed Texas Room, plantation shutters, and brand new stove. This split bedroom floor plan features spacious bathrooms in both the primary suite and near the guest bedroom. This home sits on a corner lot with beautiful landscaping and a giant mature tree that blankets your covered front and side patios (YES - 2 Patios) during warm sunny days while you relax with friends and neighbors! OH YEAH - It includes a well maintained 2014 E-Z GO Golf cart to cruise around the community. Heritage Square is an active 55+ community with amenities such as: swimming pool, hot tub, entertainment hall & community kitchen, social clubs, community events... and more. Conveniently located close to medical facilities, shopping, restaurant, and entertainment and only an hour and 1/2 from the beautiful beaches of South Padre Island.

ⓘ 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 6/10 Major FEMA zone A · 74% 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: $14,222
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$1,937
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − HOA: −$396
• − Depreciation: −$2,531
• Taxable income: $904
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $1,905/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 fully furnished 1986 Palm Harbor home in Heritage Square, a 55+ community, is in good condition with recent upgrades. It offers a spacious floor plan, two patios, and a golf cart included. The home is ready for a new owner to move in and enjoy the community amenities.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Resale Updating the kitchen appliances — Modern appliances can attract more buyers.
• Both Replacing the carpet with hardwood or tile — Hardwood or tile flooring can increase both resale and rental value.
• Resale Upgrading the kitchen cabinets — Newer cabinets can make the kitchen more appealing to potential buyers.
• Both Adding a smart thermostat — Smart thermostat can improve energy efficiency and comfort, attracting more buyers and renters.
• Both Landscaping improvements — Landscaping can enhance curb appeal and attract more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Updating the kitchen appliances — Modern appliances can attract more buyers. ↑
• Both Replacing the carpet with hardwood or tile — Hardwood or tile flooring can increase both resale and rental value. ↑
• Resale Upgrading the kitchen cabinets — Newer cabinets can make the kitchen more appealing to potential buyers. ↑
• Both Adding a smart thermostat — Smart thermostat can improve energy efficiency and comfort, attracting more buyers and renters. ↑
• Both Landscaping improvements — Landscaping can enhance curb appeal and attract more buyers and renters. ↑

ⓘ 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

1 event — show timeline

• 2026-04-01 Listed $89,000 MCALLENMLS