720 Tropical Circle Dr · Mission, TX 78572

$105,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 77 Days on market

Built 1988 4,988 sqft lot $109/sqft · 40% above area Est $75k · 40% over $22/mo HOA · 2% of rent

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Why this score? — see what drove the D+ 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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• 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

Well-maintained and thoughtfully updated, this 16' x 60' Schult mobile home comes fully furnished and move-in ready! Step into a bright living room with floor-length windows that fill the space with natural light, flowing seamlessly into a stylish kitchen featuring ample counter space, plenty of cabinets, a pantry, updated backsplash, and modern appliances, plus a cozy eat-in area. Generously sized bedrooms provide comfort, while the primary suite offers a walk-in closet, built-in drawers, and a private bath with a step-in shower. A versatile bonus room is perfect for a home office, hobby, or creative retreat. Recent updates include a brand-new HVAC system, updated laminate flooring, and most windows replaced. Outside, enjoy a spacious deck, sunshade carport (2022), durable siding, metal roof (2010), and partial chain-link fencing. Experience relaxed, low-maintenance living in a friendly 55+ community—this charming home is ready for you to move right in!

Key facts

• Ample counter space
• Stylish kitchen
• Bright living room

Tags

• FULLY FURNISHED
• MOVE IN READY
• BRIGHT LIVING ROOM
• FLOOR LENGTH WINDOWS
• STYLISH KITCHEN
• AMPLE COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Bryan El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 651 students, 71% FRL); Mission J H (math 13% / reading 26%, grade F, #1,445 of 1,662 statewide, top 88%, 680 students, 78% FRL); Veterans Memorial H S (math 19% / reading 44%, grade F, #1,073 of 1,632 statewide, top 66%, 1,932 students, 81% FRL) — zoned schools at 77% FRL track the district average.
• Market conditions: Rents flat; 852 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 $726 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 77 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.12% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (median comp): $75,228
• List price: $105,000
• Delta: 39.58%
• 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	0.12mi	2/2.0 (-1)	952 (-1%)	15mo	$89,900	$94	76
802 Showers Dr	0.06mi	2/1.5 (-1)	1,024 (+7%)	12mo	$77,000	$75	69
1400 Tropical Cir	0.10mi	2/1.5 (-1)	910 (-5%)	14mo	$57,000	$63	68
1510 E Business 83 Unit F22	0.07mi	2/1.5 (-1)	854 (-11%)	6mo	$75,000	$88	67
502 Sagittarius St	0.21mi	2/2.0 (-1)	1,064 (+11%)	4mo	$110,000	$103	64
708 Showers Dr #122	0.06mi	2/1.5 (-1)	840 (-12%)	8mo	$49,900	$59	63
510 Santa Cruz Dr	0.31mi	2/2.0 (-1)	900 (-6%)	11mo	$160,000	$178	62
1301 Breezy Dr	0.14mi	2/1.0 (-1)	832 (-13%)	3mo	$99,900	$120	60
415 Saturn St	0.26mi	2/2.0 (-1)	896 (-7%)	17mo	$79,000	$88	58

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: -7.5%
• Equity multiple: 0.73×
• Total profit: $-7,928
• Equity at exit: $15,656

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-1,468
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$551
• Tax from tax record: −$132 /mo · $1,588/yr
• Insurance: −$44
• HOA: −$22
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $180

Break-even live

Break-even rent $948

Max offer price $105,000

Occupancy floor 80%

Sensitivity live

Price	-10% $239	-5% $210	+0% $180	+5% $150	+10% $120
Rent	-10% $87	-5% $133	+0% $180	+5% $226	+10% $273
Rate	-1.0pp $233	-0.5pp $207	base $180	+0.5pp $153	+1.0pp $125

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 San Antonio Ave Unit 7 Mission, TX	2.0	2.0	900	$880	$0.98	45d	1	0.47mi
606 San Antonio Ave Unit 1 Mission, TX	2.0	2.0	900	$850	$0.94	25d	1	0.47mi
606 San Antonio Ave Unit 606-4 Mission, TX	2.0	1.0	900	$850	$0.94	45d	1	0.47mi
606 San Antonio Ave Unit 4 Mission, TX	2.0	2.0	900	$895	$0.99	23d	1	0.47mi
103 Yosemite Dr Unit 2 Mission, TX	3.0	2.0	1116	$1,375	$1.23	45d	1	0.49mi
106 S Bryan Rd Unit 13 Mission, TX	2.0	1.0	720	$725	$1.01	45d	1	0.64mi
2105 Selena St Mission, TX	3.0	2.0	1100	$1,500	$1.36	16d	1	0.74mi
2002 E 1st St Mission, TX	3.0	2.0	1017	$1,300	$1.28	45d	1	0.84mi
720 Ragland Rd #8 Mission, TX	3.0	2.0	1053	$1,300	$1.23	25d	1	0.86mi
800 Ragland Rd Unit 9 Mission, TX	2.0	2.0	913	$1,150	$1.26	45d	1	0.86mi
800 Ragland Rd Unit 10 Mission, TX	3.0	2.0	1053	$1,325	$1.26	45d	1	0.86mi
405 Cory Dr Mission, TX	2.0	1.0	832	$750	$0.90	23d	1	0.87mi
402 Cory Dr Unit B-10 Mission, TX	2.0	1.0	714	$750	$1.05	45d	1	0.88mi
1006 Fairway Dr Mission, TX	2.0	2.0	1072	$1,100	$1.03	45d	1	0.90mi
2008 Selena St Unit 3 Mission, TX	3.0	2.0	1092	$1,450	$1.33	45d	1	0.90mi
2113 Amy St Mission, TX	2.0	2.0	784	$875	$1.12	25d	1	0.90mi
104 Sunflower St Unit 5 Mission, TX	3.0	2.0	950	$1,550	$1.63	16d	1	0.91mi
816 Travis St Mission, TX	1.0–2.0	1.0–2.0	952	$1,215	$1.28	45d	12	0.96mi
2112 Cassandra St Unit 2 Mission, TX	3.0	2.0	1050	$1,395	$1.33	45d	1	0.97mi
900 Travis St Mission, TX	1.0–2.0	1.0–2.0	1053	$1,250	$1.19	16d	1	1.07mi
1901 N Glasscock Rd Unit 17-A Mission, TX	3.0	2.0	924	$950	$1.03	45d	1	1.12mi
1901 N Glasscock Rd Lot 61 Mission, TX	3.0	2.0	960	$526	$0.55	21d	1	1.12mi
1901 N Glasscock Rd Unit 150 Mission, TX	2.0	2.0	800	$850	$1.06	45d	1	1.15mi
2311 Dora Jeanne Dr Unit A Mission, TX	2.0	2.0	975	$950	$0.97	45d	1	1.26mi
1500 E 24th St Unit B-6 Mission, TX	2.0	2.0	1010	$975	$0.97	45d	1	1.28mi
1400 N Dunlap Ave Mission, TX	2.0	1.0	1068	$800	$0.75	21d	1	1.46mi
523 Perkins Ave Mission, TX	2.0	2.0	1050	$950	$0.90	45d	1	1.50mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 13 events

1. 2026-06-08
   days on market $105,000 Active 77 DOM
2. 2026-06-07
   days on market $105,000 Active 76 DOM
3. 2026-06-03
   days on market $105,000 Active 72 DOM
4. 2026-06-02
   days on market $105,000 Active 71 DOM
5. 2026-06-01
   days on market $105,000 Active 70 DOM
6. 2026-05-31
   days on market $105,000 Active 69 DOM
7. 2026-05-31
   days on market $105,000 Active 68 DOM
8. 2026-03-23
   listed $105,000 Active 974-char remark

   Show marketing remark (974 chars)

   Well-maintained and thoughtfully updated, this 16' x 60' Schult mobile home comes fully furnished and move-in ready! Step into a bright living room with floor-length windows that fill the space with natural light, flowing seamlessly into a stylish kitchen featuring ample counter space, plenty of cabinets, a pantry, updated backsplash, and modern appliances, plus a cozy eat-in area. Generously sized bedrooms provide comfort, while the primary suite offers a walk-in closet, built-in drawers, and a private bath with a step-in shower. A versatile bonus room is perfect for a home office, hobby, or creative retreat. Recent updates include a brand-new HVAC system, updated laminate flooring, and most windows replaced. Outside, enjoy a spacious deck, sunshade carport (2022), durable siding, metal roof (2010), and partial chain-link fencing. Experience relaxed, low-maintenance living in a friendly 55+ community—this charming home is ready for you to move right in!

9. 2002-06-13
   soldstatus
10. 2002-06-13
    soldstatus
11. 2002-06-13
    soldstatus
12. 2002-06-13
    soldstatus
13. 2000-06-01
    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: $1,588 · $132/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: +$333/yr (+$28/mo · 21.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 6 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: $14,105
• − Mortgage interest: −$5,882
• − Property taxes: −$1,588
• − Insurance: −$525
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − HOA: −$264
• − Depreciation: −$3,055
• Taxable income: $535
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $2,030/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): 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

6 events — show timeline

• 2026-03-23 Listed $105,000 MCALLENMLS
• 2002-06-13 Sold (Public Records) — Public Records
• 2002-06-13 Sold (Public Records) — Public Records
• 2002-06-13 Sold (Public Records) — Public Records
• 2002-06-13 Sold (Public Records) — Public Records
• 2000-06-01 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,588 · +20.0% YoY. Source: county tax records.