105 Stage Coach Dr · Mission, TX 78574

$76,000

3 bd · 1.0 ba · 672 sqft · Manufactured public records · 79 Days on market

Built 1972 6,050 sqft lot $113/sqft · 27% above area Est $95k · 20% under $33/mo HOA · 2% of rent ↓ 20% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

CASH ONLY. Charming 3-bedroom 2 bath mobile home, all tile, with all appliances included. 2 carport and little maintenance.

Key facts

• 6,050 sq ft lot
• 2 parking spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $76k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $71k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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: Hilda C Escobar/Alicia C Rios El (math 8% / reading 22%, grade F, #4,021 of 4,322 statewide, top 94%, 373 students, 87% FRL); Alton Memorial J H (math 10% / reading 21%, grade F, #1,556 of 1,662 statewide, top 94%, 819 students, 91% 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: 477 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 35% 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 $525 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 10033% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,440 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.00% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.69%
• DSCR: 2.45
• GRM: 4.2

CMA / ARV

• ARV (median comp): $94,900
• List price: $76,000
• Delta: -19.92%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Harness Dr	0.34mi	2/2.0 (-1)	624 (-7%)	4mo	$55,000	$88	60

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: 27.9%
• Equity multiple: 2.16×
• Total profit: $24,693
• Equity at exit: $11,332

10-year hold

• IRR: 35.4%
• Equity multiple: 4.26×
• Total profit: $69,383
• Equity at exit: $6,571

Cash invested: $21,280 (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: 477
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$399
• Tax from tax record: −$158 /mo · $1,900/yr
• Insurance: −$32
• HOA: −$33
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $580

Break-even live

Break-even rent $787

Max offer price $76,000

Occupancy floor 57%

Sensitivity live

Price	-10% $623	-5% $601	+0% $580	+5% $558	+10% $537
Rent	-10% $460	-5% $520	+0% $580	+5% $640	+10% $700
Rate	-1.0pp $618	-0.5pp $599	base $580	+0.5pp $560	+1.0pp $540

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 9 events

1. 2026-04-29
   listed $750
2. 2026-04-28
   price $76,000 123-char remark

   Show marketing remark (123 chars)

   CASH ONLY. Charming 3-bedroom 2 bath mobile home, all tile, with all appliances included. 2 carport and little maintenance.

3. 2026-04-06
   status Active 123-char remark

   Show marketing remark (123 chars)

   CASH ONLY. Charming 3-bedroom 2 bath mobile home, all tile, with all appliances included. 2 carport and little maintenance.

4. 2026-02-21
   status Pending 123-char remark

   Show marketing remark (123 chars)

   CASH ONLY. Charming 3-bedroom 2 bath mobile home, all tile, with all appliances included. 2 carport and little maintenance.

5. 2026-02-15
   historical Option 123-char remark

   Show marketing remark (123 chars)

   CASH ONLY. Charming 3-bedroom 2 bath mobile home, all tile, with all appliances included. 2 carport and little maintenance.

6. 2026-02-10
   price $85,000 123-char remark

   Show marketing remark (123 chars)

   CASH ONLY. Charming 3-bedroom 2 bath mobile home, all tile, with all appliances included. 2 carport and little maintenance.

7. 2026-01-23
   listed $95,000 Active 123-char remark

   Show marketing remark (123 chars)

   CASH ONLY. Charming 3-bedroom 2 bath mobile home, all tile, with all appliances included. 2 carport and little maintenance.

8. 2006-12-20
   soldstatus
9. 2001-03-12
   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: $1,900 · $158/mo
• Projected year-2 tax: $1,900 · $158/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 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: $18,248
• − Mortgage interest: −$4,257
• − Property taxes: −$1,900
• − Insurance: −$380
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − HOA: −$396
• − Depreciation: −$2,211
• Taxable income: $6,184
• Est. tax owed @ 24.0%: −$1,484
• After-tax cash flow: $5,473/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

-20.0% since first listed

9 events — show timeline

• 2026-04-29 Listed for Rent $750 MCALLENMLS
• 2026-04-28 Price Changed $76,000 MCALLENMLS
• 2026-04-06 Relisted — MCALLENMLS
• 2026-02-21 Pending — MCALLENMLS
• 2026-02-15 Contingent — MCALLENMLS
• 2026-02-10 Price Changed $85,000 MCALLENMLS
• 2026-01-23 Listed $95,000 MCALLENMLS
• 2006-12-20 Sold (Public Records) — Public Records
• 2001-03-12 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,900 · +20.0% YoY. Source: county tax records.