704 Tropical Cir · Mission, TX 78572

$95,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 159 Days on market

Built 2004 4,696 sqft lot $99/sqft · 26% above area Est $75k · 26% over

---

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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +6.6/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into comfort with this 2-bedroom, 2-bath mobile home in excellent condition, located in a highly sought-after 55+ community. Fully furnished and move-in ready, it’s perfect for peaceful living or as a turnkey investment. Enjoy tranquil surroundings, friendly neighbors, and a slower pace of life — all in a prime location.

Key facts

• 4,696 sq ft lot
• Garage
• Built 2004

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 32 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% 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 $657 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 159 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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: 1.16% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.65%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

• ARV (median comp): $75,228
• List price: $95,000
• Delta: 26.28%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 Breezy Dr	0.13mi	2/2.0	952 (-1%)	15mo	$89,900	$94	80
1400 Tropical Cir	0.06mi	2/1.5	910 (-5%)	13mo	$57,000	$63	75
502 Sagittarius St	0.16mi	2/2.0	1,064 (+11%)	4mo	$110,000	$103	72
802 Showers Dr	0.11mi	2/1.5	1,024 (+7%)	12mo	$77,000	$75	71
1510 E Business 83 Unit F22	0.11mi	2/1.5	854 (-11%)	6mo	$75,000	$88	70
708 Showers Dr #122	0.05mi	2/1.5	840 (-12%)	8mo	$49,900	$59	68
510 Santa Cruz Dr	0.28mi	2/2.0	900 (-6%)	10mo	$160,000	$178	68
415 Saturn St	0.20mi	2/2.0	896 (-7%)	17mo	$79,000	$88	65
1301 Breezy Dr	0.17mi	2/1.0	832 (-13%)	3mo	$99,900	$120	63

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $190
• Equity at exit: $14,165

10-year hold

• IRR: 7.7%
• Equity multiple: 1.53×
• Total profit: $14,213
• Equity at exit: $8,214

Cash invested: $26,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$498
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $280

Break-even live

Break-even rent $746

Max offer price $95,000

Occupancy floor 70%

Sensitivity live

Price	-10% $334	-5% $307	+0% $280	+5% $253	+10% $227
Rent	-10% $193	-5% $237	+0% $280	+5% $324	+10% $367
Rate	-1.0pp $328	-0.5pp $305	base $280	+0.5pp $256	+1.0pp $231

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 San Antonio Ave Apt 8 Mission, TX	1.0	1.5	971	$975	$1.00	44d	1	0.41mi
103 Yosemite Dr Unit 2 Mission, TX	3.0	2.0	1116	$1,375	$1.23	44d	1	0.43mi
600 San Antonio Ave Unit 7 Mission, TX	2.0	2.0	900	$880	$0.98	44d	1	0.45mi
606 San Antonio Ave Unit 1 Mission, TX	2.0	2.0	900	$850	$0.94	24d	1	0.46mi
606 San Antonio Ave Unit 606-4 Mission, TX	2.0	1.0	900	$850	$0.94	44d	1	0.46mi
606 San Antonio Ave Unit 4 Mission, TX	2.0	2.0	900	$895	$0.99	22d	1	0.46mi
106 S Bryan Rd Unit 13 Mission, TX	2.0	1.0	720	$725	$1.01	44d	1	0.59mi
2105 Selena St Mission, TX	3.0	2.0	1100	$1,500	$1.36	15d	1	0.70mi
2002 E 1st St Mission, TX	3.0	2.0	1017	$1,300	$1.28	44d	1	0.80mi
405 Cory Dr Mission, TX	2.0	1.0	832	$750	$0.90	22d	1	0.82mi
402 Cory Dr Unit B-10 Mission, TX	2.0	1.0	714	$750	$1.05	44d	1	0.83mi
716 Ragland Rd #3 Mission, TX	1.0	1.0	651	$925	$1.42	44d	1	0.85mi
720 Ragland Rd #8 Mission, TX	3.0	2.0	1053	$1,300	$1.23	24d	1	0.85mi
720 Ragland Rd #6 Mission, TX	1.0	1.0	651	$925	$1.42	44d	1	0.85mi
2008 Selena St Unit 3 Mission, TX	3.0	2.0	1092	$1,450	$1.33	44d	1	0.86mi
800 Ragland Rd Unit 9 Mission, TX	2.0	2.0	913	$1,150	$1.26	44d	1	0.86mi
800 Ragland Rd Unit 10 Mission, TX	3.0	2.0	1053	$1,325	$1.26	44d	1	0.86mi
800 Ragland Rd Unit 5 Mission, TX	1.0	1.0	651	$925	$1.42	44d	1	0.86mi
806 Ragland Rd Unit 1 Mission, TX	1.0	1.0	651	$925	$1.42	44d	1	0.87mi
104 Sunflower St Unit 5 Mission, TX	3.0	2.0	950	$1,550	$1.63	15d	1	0.87mi
2113 Amy St Mission, TX	2.0	2.0	784	$875	$1.12	24d	1	0.89mi
816 Travis St Mission, TX	1.0–2.0	1.0–2.0	952	$1,215	$1.28	44d	12	0.89mi
2112 Cassandra St Unit 2 Mission, TX	3.0	2.0	1050	$1,395	$1.33	44d	1	0.93mi
1006 Fairway Dr Mission, TX	2.0	2.0	1072	$1,100	$1.03	44d	1	0.96mi
900 Travis St Mission, TX	1.0–2.0	1.0–2.0	1053	$1,250	$1.19	15d	1	1.00mi
2210 E 1st St Unit 34 Mission, TX	1.0	1.0	700	$850	$1.21	24d	1	1.08mi
1901 N Glasscock Rd Unit 17-A Mission, TX	3.0	2.0	924	$950	$1.03	44d	1	1.17mi
1901 N Glasscock Rd Lot 61 Mission, TX	3.0	2.0	960	$526	$0.55	20d	1	1.17mi
1901 N Glasscock Rd Unit 150 Mission, TX	2.0	2.0	800	$850	$1.06	44d	1	1.21mi
2311 Dora Jeanne Dr Unit A Mission, TX	2.0	2.0	975	$950	$0.97	44d	1	1.33mi
1500 E 24th St Unit B-6 Mission, TX	2.0	2.0	1010	$975	$0.97	44d	1	1.35mi
1400 N Dunlap Ave Mission, TX	2.0	1.0	1068	$800	$0.75	20d	1	1.50mi

Listing history 28 events

1. 2026-06-21
   days on market $95,000 Active 159 DOM
2. 2026-06-18
   days on market $95,000 Active 156 DOM
3. 2026-06-17
   days on market $95,000 Active 155 DOM
4. 2026-06-16
   days on market $95,000 Active 154 DOM
5. 2026-06-15
   days on market $95,000 Active 153 DOM
6. 2026-06-14
   days on market $95,000 Active 151 DOM
7. 2026-06-10
   days on market $95,000 Active 148 DOM
8. 2026-06-09
   days on market $95,000 Active 147 DOM
9. 2026-06-08
   days on market $95,000 Active 146 DOM
10. 2026-06-07
    days on market $95,000 Active 145 DOM
11. 2026-06-03
    days on market $95,000 Active 141 DOM
12. 2026-06-02
    days on market $95,000 Active 140 DOM
13. 2026-06-01
    days on market $95,000 Active 139 DOM
14. 2026-05-31
    days on market $95,000 Active 138 DOM
15. 2026-05-31
    days on market $95,000 Active 137 DOM
16. 2026-01-13
    price $95,000 339-char remark

    Show marketing remark (339 chars)

    Step into comfort with this 2-bedroom, 2-bath mobile home in excellent condition, located in a highly sought-after 55+ community. Fully furnished and move-in ready, it’s perfect for peaceful living or as a turnkey investment. Enjoy tranquil surroundings, friendly neighbors, and a slower pace of life — all in a prime location.

17. 2026-01-13
    listed $94,000 Active 339-char remark

    Show marketing remark (339 chars)

    Step into comfort with this 2-bedroom, 2-bath mobile home in excellent condition, located in a highly sought-after 55+ community. Fully furnished and move-in ready, it’s perfect for peaceful living or as a turnkey investment. Enjoy tranquil surroundings, friendly neighbors, and a slower pace of life — all in a prime location.

18. 2024-09-26
    listed $116,000 Active
19. 2024-06-05
    price $118,000
20. 2024-05-04
    listed $127,000 Active
21. 2022-07-15
    listed $45,000 Active
22. 2022-03-25
    soldstatus
23. 2022-03-03
    soldstatus
24. 2021-12-27
    listed $38,000 Active
25. 2021-07-27
    soldstatus
26. 2010-02-05
    soldstatus
27. 1993-02-17
    soldstatus
28. 1992-12-23
    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: $621 · $52/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$1,118/yr (+$93/mo · 180.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 19 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: $13,213
• − Mortgage interest: −$5,321
• − Property taxes: −$621
• − Insurance: −$475
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$2,764
• Taxable income: $1,918
• Est. tax owed @ 24.0%: −$460
• After-tax cash flow: $2,904/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
• 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

+150.0% since first listed

13 events — show timeline

• 2026-01-13 Price Changed $95,000 MCALLENMLS
• 2026-01-13 Listed $94,000 MCALLENMLS
• 2024-09-26 Listed $116,000 MCALLENMLS
• 2024-06-05 Price Changed $118,000 MCALLENMLS
• 2024-05-04 Listed $127,000 MCALLENMLS
• 2022-07-15 Listed $45,000 MCALLENMLS
• 2022-03-25 Sold (Public Records) — Public Records
• 2022-03-03 Sold (Public Records) — Public Records
• 2021-12-27 Listed $38,000 MCALLENMLS
• 2021-07-27 Sold (Public Records) — Public Records
• 2010-02-05 Sold (Public Records) — Public Records
• 1993-02-17 Sold (Public Records) — Public Records
• 1992-12-23 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $621 · +20.0% YoY. Source: county tax records.