106 Rim Dr · Mission, TX 78574

$79,000

2 bd · 1.0 ba · 752 sqft · Manufactured public records · 105 Days on market

Built 1990 1,751 sqft lot $105/sqft · 6% above area Est $74k · 6% over $38/mo HOA · 3% of rent ↓ 8% since listing

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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 +4.8/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2-bedroom, 1-bathroom home is located in Wagon City North a 55+ Community that offers amenities like a Clubhouse with planned social activities, swimming pool, shuffleboard courts, library and game room, subdivision is located just minutes from shopping and dining areas. Seller financing is available with $10,000 down payment 15% interest for 15 years with no pre-payment penalty & no balloon.

Key facts

• Shuffleboard courts
• Swimming pool
• Library

Tags

• SWIMMING POOL
• SHUFFLEBOARD COURTS
• LIBRARY
• GAME ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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: 474 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 30% of the median local income ($52k/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 $546 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 + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.68% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.17%
• DSCR: 2.25
• GRM: 5.0

CMA / ARV

• ARV (median comp): $74,500
• List price: $79,000
• Delta: 6.04%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Hub Dr	0.09mi	2/1.0	784 (+4%)	2mo	$65,000	$83	87
2900 Spur Dr	0.16mi	2/1.0	784 (+4%)	13mo	$69,000	$88	75
215 Covered Wagon Dr	0.39mi	2/1.5	784 (+4%)	14mo	$77,000	$98	61

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 1.92×
• Total profit: $20,276
• Equity at exit: $11,779

10-year hold

• IRR: 30.4%
• Equity multiple: 3.72×
• Total profit: $60,276
• Equity at exit: $6,830

Cash invested: $22,120 (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 78574

• Home prices YoY: -16.1%
• Active inventory: 474
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$414
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$33
• HOA: −$38
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $519

Break-even live

Break-even rent $669

Max offer price $79,000

Occupancy floor 56%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Palmer Rd Unit 1 Mission, TX	2.0	2.0	760	$1,200	$1.58	14d	1	0.71mi
707 Palmer Rd Unit 3 Mission, TX	3.0	2.0	960	$1,350	$1.41	14d	1	0.71mi
707 Palmer Rd Unit 2 Mission, TX	1.0	1.0	960	$900	$0.94	14d	1	0.71mi
712 Palmer Rd Unit 1 Mission, TX	2.0	2.0	960	$1,100	$1.15	14d	1	0.77mi
2008 N Cummings Ave Mission, TX	3.0	2.0	1012	$1,300	$1.28	43d	1	0.93mi
1811 Perkins Ave Unit 7 Mission, TX	2.0	1.0	850	$750	$0.88	14d	1	1.05mi
1809 Ramirez St Unit 2 Mission, TX	3.0	2.0	1033	$1,300	$1.26	43d	1	1.07mi
2903 Estevan St #4 Mission, TX	3.0	2.0	1056	$1,399	$1.32	19d	1	1.36mi
2905 Estevan St #4 Mission, TX	3.0	2.0	1044	$1,300	$1.25	43d	1	1.36mi
2905 Estevan St #3 Mission, TX	2.0	2.0	1044	$1,300	$1.25	23d	1	1.36mi
2903 Estevan St #3 Mission, TX	3.0	2.0	1044	$1,400	$1.34	14d	1	1.36mi
1400 N Dunlap Ave Mission, TX	2.0	1.0	1068	$800	$0.75	19d	1	1.38mi
1805 Ramirez St Unit 4 Mission, TX	3.0	2.0	1020	$1,095	$1.07	43d	1	1.39mi
1804 Ramirez St Unit 1 Mission, TX	3.0	2.0	1020	$1,250	$1.23	23d	1	1.40mi
1006 Fairway Dr Mission, TX	2.0	2.0	1072	$1,100	$1.03	43d	1	1.45mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $79,000 Active 105 DOM
2. 2026-06-17
   days on market $79,000 Active 104 DOM
3. 2026-06-16
   days on market $79,000 Active 103 DOM
4. 2026-06-15
   days on market $79,000 Active 102 DOM
5. 2026-06-14
   days on market $79,000 Active 100 DOM
6. 2026-06-10
   days on market $79,000 Active 97 DOM
7. 2026-06-09
   days on market $79,000 Active 96 DOM
8. 2026-06-08
   days on market $79,000 Active 95 DOM
9. 2026-06-07
   days on market $79,000 Active 94 DOM
10. 2026-06-03
    days on market $79,000 Active 90 DOM
11. 2026-06-02
    days on market $79,000 Active 89 DOM
12. 2026-06-01
    days on market $79,000 Active 88 DOM
13. 2026-05-31
    days on market $79,000 Active 87 DOM
14. 2026-05-31
    pricedays on market $79,000 Active 86 DOM
15. 2026-05-03
    price $82,500 413-char remark

    Show marketing remark (413 chars)

    This charming 2-bedroom, 1-bathroom home is located in Wagon City North a 55+ Community that offers amenities like a Clubhouse with planned social activities, swimming pool, shuffleboard courts, library and game room, subdivision is located just minutes from shopping and dining areas. Seller financing is available with $10,000 down payment 15% interest for 15 years with no pre-payment penalty & no balloon.

16. 2026-04-26
    price $85,000 413-char remark

    Show marketing remark (413 chars)

    This charming 2-bedroom, 1-bathroom home is located in Wagon City North a 55+ Community that offers amenities like a Clubhouse with planned social activities, swimming pool, shuffleboard courts, library and game room, subdivision is located just minutes from shopping and dining areas. Seller financing is available with $10,000 down payment 15% interest for 15 years with no pre-payment penalty & no balloon.

17. 2026-03-05
    listed $89,900 Active 413-char remark

    Show marketing remark (413 chars)

    This charming 2-bedroom, 1-bathroom home is located in Wagon City North a 55+ Community that offers amenities like a Clubhouse with planned social activities, swimming pool, shuffleboard courts, library and game room, subdivision is located just minutes from shopping and dining areas. Seller financing is available with $10,000 down payment 15% interest for 15 years with no pre-payment penalty & no balloon.

18. 2025-03-06
    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: $524 · $44/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$922/yr (+$77/mo · 175.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,920
• − Mortgage interest: −$4,425
• − Property taxes: −$524
• − Insurance: −$395
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − HOA: −$456
• − Depreciation: −$2,298
• Taxable income: $5,274
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $4,965/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): 62,456
• Household income: $52,393
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 803.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 62% White 2%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 33% · Canada
• Languages at home: 12% English-only · Spanish 87%

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: ▼ -44.13%
• Current HPI: 230.3323
• Rent YoY: —
• 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

-8.2% since first listed

4 events — show timeline

• 2026-05-03 Price Changed $82,500 MCALLENMLS
• 2026-04-26 Price Changed $85,000 MCALLENMLS
• 2026-03-05 Listed $89,900 MCALLENMLS
• 2025-03-06 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $524 · +20.0% YoY. Source: county tax records.