2301 N Stewart Rd #7 · Mission, TX 78574

$115,000

2 bd · 2.0 ba · 914 sqft · Condo public records · 10 Days on market

Built 1990 $100/mo HOA · 9% 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 +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +3.9/10.0
• 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

This Condo has comfortable layout perfect for everyday living. The kitchen comes equipped with a refrigerator and stove, making it move-in ready. Roof has been recently replaced. Enjoy the convenience of two full bathrooms, spacious bedrooms, and a welcoming living area. With its prime location close to shopping, dining, and major roads, this condo is a great opportunity for comfortable living or investment.

Key facts

• $100 HOA
• Garage
• Built 1990

Tags

• KITCHEN EQUIPPED WITH STOVE
• ROOF RECENTLY REPLACED
• PRIME LOCATION CLOSE TO DINING

Property features AI

Finance

• Other: Living area source: HidalgoCAD
• HOA & community: Mandatory POA with a $300 transfer fee; Association fee $100 monthly

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car carport
• Utilities: City sewer
• Home design: Condo unit (Stewart Place Condos); Front-facing garage
• Construction: Brick construction; Slab foundation; Shingle roof; Built area approximately 901
• Exterior features: Sidewalks; Paved road access

Interior

• Kitchen: Refrigerator; Electric coil range; Water heater located in other location
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate countertops; Ceiling fan(s); Window coverings (other)
• Laundry & utility: Laundry closet; Washer/dryer connections

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-8 ($-98/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (1.3% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $114k (1.3% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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: 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: Mims El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 697 students, 65% 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 75% FRL track the district average.
• Market conditions: 474 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 $795 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; severe wind risk, 98% 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 $113,562 (1.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-19,060
• Equity at exit: $17,147

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-16,887
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$603
• Tax from tax record: −$167 /mo · $2,003/yr
• Insurance: −$48
• HOA: −$100
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-8

Break-even live

Break-even rent $1,162

Max offer price $113,562

Occupancy floor 96%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 Dora Jeanne Dr Unit A Mission, TX	2.0	2.0	975	$950	$0.97	44d	1	0.05mi
1500 E 24th St Unit B-6 Mission, TX	2.0	2.0	1010	$975	$0.97	44d	1	0.11mi
1901 N Glasscock Rd Unit 17-A Mission, TX	3.0	2.0	924	$950	$1.03	44d	1	0.47mi
1901 N Glasscock Rd Lot 61 Mission, TX	3.0	2.0	960	$526	$0.55	19d	1	0.47mi
1901 N Glasscock Rd Unit 150 Mission, TX	2.0	2.0	800	$850	$1.06	44d	1	0.50mi
1006 Fairway Dr Mission, TX	2.0	2.0	1072	$1,100	$1.03	44d	1	0.85mi
606 San Antonio Ave Unit 1 Mission, TX	2.0	2.0	900	$850	$0.94	23d	1	1.29mi
806 Ragland Rd Unit 1 Mission, TX	1.0	1.0	651	$925	$1.42	44d	1	1.29mi
606 San Antonio Ave Unit 4 Mission, TX	2.0	2.0	900	$895	$0.99	21d	1	1.30mi
606 San Antonio Ave Unit 606-4 Mission, TX	2.0	1.0	900	$850	$0.94	44d	1	1.30mi
800 Ragland Rd Unit 10 Mission, TX	3.0	2.0	1053	$1,325	$1.26	44d	1	1.30mi
800 Ragland Rd Unit 9 Mission, TX	2.0	2.0	913	$1,150	$1.26	44d	1	1.30mi
800 Ragland Rd Unit 5 Mission, TX	1.0	1.0	651	$925	$1.42	44d	1	1.30mi
513 San Antonio Ave Apt 8 Mission, TX	1.0	1.5	971	$975	$1.00	44d	1	1.31mi
600 San Antonio Ave Unit 7 Mission, TX	2.0	2.0	900	$880	$0.98	44d	1	1.31mi
720 Ragland Rd #8 Mission, TX	3.0	2.0	1053	$1,300	$1.23	23d	1	1.34mi
720 Ragland Rd #6 Mission, TX	1.0	1.0	651	$925	$1.42	44d	1	1.34mi
716 Ragland Rd #3 Mission, TX	1.0	1.0	651	$925	$1.42	44d	1	1.35mi

HOA detail condo

• Monthly dues: $100 · $1,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-18
   days on market $115,000 Active 10 DOM
2. 2026-06-17
   days on market $115,000 Active 9 DOM
3. 2026-06-16
   days on market $115,000 Active 8 DOM
4. 2026-06-15
   days on market $115,000 Active 7 DOM
5. 2026-06-14
   days on market $115,000 Active 5 DOM
6. 2026-06-10
   days on market $115,000 Active 2 DOM
7. 2026-06-09
   remarks 411-char remark
8. 2026-06-09
   listed $115,000 Active 1 DOM

ⓘ 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: $2,003 · $167/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$102/yr (+$8/mo · 5.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme 99% 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 98% 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: $13,819
• − Mortgage interest: −$6,442
• − Property taxes: −$2,003
• − Insurance: −$575
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − HOA: −$1,200
• − Depreciation: −$3,345
• Taxable loss: −$1,957
• Est. tax savings @ 24.0%: +$470
• After-tax cash flow: $372/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

3 events — show timeline

• 2026-06-08 Listed $115,000 MCALLENMLS
• 2008-04-14 Sold (Public Records) — Public Records
• 1998-06-10 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,003 · +20.0% YoY. Source: county tax records.