1802 Oasis Ave #206 · Mission, TX 78572

$110,000

3 bd · 2.0 ba · 993 sqft · SingleFamily · 156 Days on market

Built 1998 Good condition 967 sqft lot $111/sqft · 25% below area Est $147k · 25% under

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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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bedroom, 2 bathroom condo featuring an open living and dining area, functional kitchen, and well-sized bedrooms. Convenient layout with ample storage. Located in an established community with easy access to shopping, dining, and major roadways. Ideal for owner-occupants or investors.

Key facts

• Built 1998
• Listed 156 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $68 ($811/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (4.7% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $761 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 156 days — a 12% lower offer ($97k) 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $146,812
• List price: $110,000
• Delta: -25.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2006 Lake Front Dr	0.34mi	2/2.0 (-1)	904 (-9%)	3mo	$167,000	$185	62
708 Lake View Dr	0.52mi	3/2.0	1,125 (+13%)	17mo	$179,900	$160	39

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: -14.5%
• Equity multiple: 0.49×
• Total profit: $-15,642
• Equity at exit: $16,401

10-year hold

• IRR: -9.6%
• Equity multiple: 0.47×
• Total profit: $-16,430
• Equity at exit: $9,511

Cash invested: $30,800 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,048 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $68

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 89%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Oasis Dr Unit 101 Mission, TX	2.0	1.0	905	$725	$0.80	23d	1	0.00mi
1804 Oasis Ave Mission, TX	2.0	1.0	899	$788	$0.88	19d	3	0.02mi
1802 Oasis Dr Unit 202 Mission, TX	2.0	1.0	893	$850	$0.95	43d	1	0.02mi
1525 Oasis Dr Unit 4 Mission, TX	3.0	2.0	1100	$825	$0.75	14d	1	0.12mi
1605 W B St Mission, TX	2.0	2.0	814	$1,200	$1.47	43d	1	0.57mi
1525 W B St Mission, TX	2.0	2.0	852	$1,350	$1.58	19d	1	0.57mi
1513 W B St Mission, TX	3.0	2.0	868	$1,300	$1.50	43d	1	0.58mi
1513 W B St Mission, TX	3.0	2.0	868	$1,300	$1.50	14d	1	0.58mi
401 Bertha Ave Unit 3 Mission, TX	2.0	2.0	1050	$1,200	$1.14	19d	1	0.70mi
401 Bertha Ave Unit 2 Mission, TX	2.0	2.0	950	$1,300	$1.37	43d	1	0.70mi
1500 Industrial Way Unit A Mission, TX	2.0	1.0	990	$990	$1.00	43d	1	0.95mi

Listing history 15 events

1. 2026-06-14
   status $110,000 Pending 156 DOM
2. 2026-06-10
   days on market $110,000 Active 156 DOM
3. 2026-06-09
   days on market $110,000 Active 155 DOM
4. 2026-06-08
   days on market $110,000 Active 154 DOM
5. 2026-06-07
   days on market $110,000 Active 153 DOM
6. 2026-06-03
   days on market $110,000 Active 149 DOM
7. 2026-06-02
   days on market $110,000 Active 148 DOM
8. 2026-06-01
   days on market $110,000 Active 147 DOM
9. 2026-05-31
   days on market $110,000 Active 146 DOM
10. 2026-05-31
    days on market $110,000 Active 145 DOM
11. 2026-03-13
    price $925
12. 2026-01-29
    price $995
13. 2026-01-05
    listed $110,000 Active 295-char remark

    Show marketing remark (295 chars)

    Spacious 3 bedroom, 2 bathroom condo featuring an open living and dining area, functional kitchen, and well-sized bedrooms. Convenient layout with ample storage. Located in an established community with easy access to shopping, dining, and major roadways. Ideal for owner-occupants or investors.

14. 2025-07-20
    price $1,150
15. 2025-07-15
    listed $950

ⓘ 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 5/10 Major
• 🌡 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: $12,574
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$3,200
• Taxable loss: −$1,000
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $1,051/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 80/100 Cosmetic rehab

This well-maintained, move-in-ready 3-bedroom, 2-bathroom condo is located in an established community with easy access to amenities. It features an open floor plan, modern appliances, and a clean exterior, making it an attractive option for both owner-occupants and investors.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Reorganizing kitchen cabinets for better functionality — Improves storage and usability
• Both Upgrading light fixtures in bathrooms — Enhances ambiance and value
• Both Adding smart home features — Improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Reorganizing kitchen cabinets for better functionality — Improves storage and usability ↑
• Both Upgrading light fixtures in bathrooms — Enhances ambiance and value ↑
• Both Adding smart home features — Improves convenience and marketability ↑

ⓘ 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

+9465.2% since first listed

5 events — show timeline

• 2026-03-13 Price Changed $925 RENTEC
• 2026-01-29 Price Changed $995 RENTEC
• 2026-01-05 Listed $110,000 MCALLENMLS
• 2025-07-20 Price Changed $1,150 RENTEC
• 2025-07-15 Listed for Rent $950 RENTEC