807 E 21st St #8 · Mission, TX 78572

$88,000

2 bd · 1.5 ba · 816 sqft · Condo · 87 Days on market

Built 1989 Average condition $140/mo HOA · 14% of rent ↓ 6% since listing

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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 +17.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +5.3/10.0
• Livability +3.8/5.0
• Condition / age +2.8/5.0
• Rent growth +2.7/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful nit in established 55+ Community, furnished and ready for new owners! Located next to Sharyland Golf Course this recently painted unit comes with a view of the course and tile throughout. This 2 bedroom 1.5 bathroom condo comes with all appliances and a tankless water heater ready for move in. Enjoy your leisure time by the pool included with your Condo Fees of $140 a month which include pool upkeep, Trash, Water, Sewer, Lawn Care and Exterior Maintenance. Call for more details or to schedule a showing!

Key facts

• Tile throughout
• View of the course
• Pool included

Tags

• SHARYLAND GOLF COURSE
• VIEW OF THE COURSE
• TILE THROUGHOUT
• TANKLESS WATER HEATER
• POOL INCLUDED

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $88k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $60 ($723/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $83k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $608 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 87 days — a 6% lower offer ($83k) 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.16% ✓
• Cap rate: 7.11%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.50×
• Total profit: $-12,408
• Equity at exit: $13,121

10-year hold

• IRR: -10.2%
• Equity multiple: 0.45×
• Total profit: $-13,670
• Equity at exit: $7,609

Cash invested: $24,640 (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: $1,023 high
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$140
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $60

Break-even live

Break-even rent $947

Max offer price $88,000

Occupancy floor 89%

Sensitivity live

Price	-10% $121	-5% $91	+0% $60	+5% $30	+10% $-1
Rent	-10% $-21	-5% $20	+0% $60	+5% $101	+10% $141
Rate	-1.0pp $105	-0.5pp $83	base $60	+0.5pp $37	+1.0pp $14

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 Fairway Dr Mission, TX	2.0	2.0	1072	$1,100	$1.03	45d	1	0.37mi
1811 Perkins Ave Unit 7 Mission, TX	2.0	1.0	850	$750	$0.88	16d	1	0.74mi
2008 N Cummings Ave Mission, TX	3.0	2.0	1012	$1,300	$1.28	45d	1	0.76mi
1400 N Dunlap Ave Mission, TX	2.0	1.0	1068	$800	$0.75	21d	1	0.78mi
1500 E 24th St Unit B-6 Mission, TX	2.0	2.0	1010	$975	$0.97	45d	1	0.87mi
2311 Dora Jeanne Dr Unit A Mission, TX	2.0	2.0	975	$950	$0.97	45d	1	0.94mi
7102 N 56th Ln Unit 1 Mission, TX	2.0	2.0	980	$1,075	$1.10	23d	1	1.11mi
523 Perkins Ave Mission, TX	2.0	2.0	1050	$950	$0.90	45d	1	1.32mi
1901 N Glasscock Rd Unit 17-A Mission, TX	3.0	2.0	924	$950	$1.03	45d	1	1.32mi
1901 N Glasscock Rd Lot 61 Mission, TX	3.0	2.0	960	$526	$0.55	21d	1	1.32mi
1901 N Glasscock Rd Unit 150 Mission, TX	2.0	2.0	800	$850	$1.06	45d	1	1.36mi

HOA detail condo

• Monthly dues: $140 · $1,680/yr
• Likely covers: watersewertrashlandscapingexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-31
   status $88,000 Pending 87 DOM
2. 2026-05-14
   price $88,000 518-char remark

   Show marketing remark (518 chars)

   Wonderful nit in established 55+ Community, furnished and ready for new owners! Located next to Sharyland Golf Course this recently painted unit comes with a view of the course and tile throughout. This 2 bedroom 1.5 bathroom condo comes with all appliances and a tankless water heater ready for move in. Enjoy your leisure time by the pool included with your Condo Fees of $140 a month which include pool upkeep, Trash, Water, Sewer, Lawn Care and Exterior Maintenance. Call for more details or to schedule a showing!

3. 2026-03-02
   listed $94,000 Active 518-char remark

   Show marketing remark (518 chars)

   Wonderful nit in established 55+ Community, furnished and ready for new owners! Located next to Sharyland Golf Course this recently painted unit comes with a view of the course and tile throughout. This 2 bedroom 1.5 bathroom condo comes with all appliances and a tankless water heater ready for move in. Enjoy your leisure time by the pool included with your Condo Fees of $140 a month which include pool upkeep, Trash, Water, Sewer, Lawn Care and Exterior Maintenance. Call for more details or to schedule a showing!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 17 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: $12,280
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$982
• − Management: −$982
• − HOA: −$1,680
• − Depreciation: −$2,560
• Taxable loss: −$614
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $871/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This 2-bedroom, 1.5-bathroom condo is move-in ready with a neutral color scheme and basic furnishings. It requires minor repairs and maintenance to enhance its curb appeal and resale value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom cabinets — slight wear
• Minor exterior siding — slight discoloration

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace kitchen faucet — modernizes kitchen
• Resale repair exterior siding — improves home's appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom cabinets · slight wear	Minor	$500–3,000
exterior siding · slight discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace kitchen faucet — modernizes kitchen ↑
• Resale repair exterior siding — improves home's appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-6.4% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $88,000 MCALLENMLS
• 2026-03-02 Listed $94,000 MCALLENMLS