608 Mountain Rd Unit 9B · Mission, TX 78573

$169,000

3 bd · 2.0 ba · 1,131 sqft · Condo · 9 Days on market

Built 2026 $120/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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• DSCR +1.0/10.0

Listing remarks

MODERN LUXURY AT TROSPER CREEK!!! living in this beautifully designed 3-bedroom condo located in the heart of Mission. Featuring an open-concept layout, this unit boasts high-end finishes including granite countertops, stainless steel appliances, and premium cabinetry, covered parking. Conveniently located only minutes from schools, main shopping centers and Restaurants. HOA makes a difference for Low-maintenance. Programs available for FHA, VA, and conventional loan, all with sellers' concessions to help you on closing cost.

Key facts

• Covered parking
• Premium cabinetry
• Granite countertops

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PREMIUM CABINETRY
• COVERED PARKING
• MINUTES FROM SCHOOLS

Property features AI

Finance

• Other: Community features include curbs and sidewalks
• HOA & community: Association: Trosper Creek; Monthly association fee of $120; POA mandatory with a transfer fee

Exterior

• Parking: Covered carport for 8 vehicles (no garage)
• Security: Smoke detectors
• Utilities: Public water; City sewer; Paved road access; Electric service
• Home design: Condominium unit
• Construction: Stucco exterior; Composition shingle roof; Slab foundation; Built area approximately 1,131 (source: HidalgoCAD)
• Exterior features: Wood fencing; Professional landscaping; Sidewalks; Other exterior features

Interior

• Kitchen: Electric range/stove; Refrigerator
• Bedrooms: Primary bedroom with walk-in closet
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Thermostat
• Interior features: Granite countertops; No window coverings
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (23.7% below list).
• Recommended offer: $129k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.5% in Mission — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); White J H (math 11% / reading 28%, grade F, #1,445 of 1,662 statewide, top 88%, 847 students, 90% FRL); Veterans Memorial H S (math 19% / reading 44%, grade F, #1,073 of 1,632 statewide, top 66%, 1,932 students, 81% FRL).
• Market conditions: Rents rising (+2.5%/yr); 623 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $128,933 (23.7% 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: 0.76% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.83%
• DSCR: 0.70
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 2.45% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.57×
• Total profit: $74,270
• Equity at exit: $152,249

10-year hold

• IRR: 17.7%
• Equity multiple: 5.88×
• Total profit: $230,982
• Equity at exit: $328,330

Cash invested: $47,320 (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 78573

• Home prices YoY: 8.0%
• Rents YoY: 2.5%
• Active inventory: 623
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$120
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-269

Break-even live

Break-even rent $1,630

Max offer price $130,025

Occupancy floor —

Sensitivity live

Price	-10% $-153	-5% $-211	+0% $-269	+5% $-328	+10% $-386
Rent	-10% $-371	-5% $-320	+0% $-269	+5% $-218	+10% $-167
Rate	-1.0pp $-184	-0.5pp $-226	base $-269	+0.5pp $-313	+1.0pp $-358

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Palmer Rd Unit 1 Mission, TX	2.0	2.0	760	$1,200	$1.58	15d	1	0.19mi
707 Palmer Rd Unit 3 Mission, TX	3.0	2.0	960	$1,350	$1.41	15d	1	0.19mi
712 Palmer Rd Unit 1 Mission, TX	2.0	2.0	960	$1,100	$1.15	15d	1	0.23mi
1809 Ramirez St Unit 2 Mission, TX	3.0	2.0	1033	$1,300	$1.26	44d	1	0.62mi
3401 N Mayberry Rd Mission, TX	3.0	2.0	1150	$961	$0.84	44d	1	0.81mi
3102 Gabriel St Mission, TX	3.0	2.0	1370	$1,800	$1.31	44d	1	0.96mi
1805 Ramirez St Unit 4 Mission, TX	3.0	2.0	1020	$1,095	$1.07	44d	1	0.96mi
3006 Gabriel St Mission, TX	3.0	2.0	1433	$1,600	$1.12	44d	1	0.96mi
1804 Ramirez St Unit 1 Mission, TX	3.0	2.0	1020	$1,250	$1.23	24d	1	0.98mi
702 W 25th St Mission, TX	3.0	2.0	1375	$1,650	$1.20	19d	1	0.99mi
2905 Estevan St #4 Mission, TX	3.0	2.0	1044	$1,300	$1.25	44d	1	1.12mi
2905 Estevan St #3 Mission, TX	2.0	2.0	1044	$1,300	$1.25	24d	1	1.12mi
2903 Estevan St #3 Mission, TX	3.0	2.0	1044	$1,400	$1.34	15d	1	1.12mi
2903 Estevan St #4 Mission, TX	3.0	2.0	1056	$1,399	$1.32	19d	1	1.12mi
3809 N Inspiration Rd Apt 4 Mission, TX	2.0	1.0	849	$695	$0.82	44d	1	1.13mi
502 Thornwood St Mission, TX	4.0	2.0	1260	$1,600	$1.27	15d	1	1.13mi
3108 Highland Park Ave Mission, TX	4.0	2.0	1400	$1,800	$1.29	19d	1	1.25mi
3201 Magdalena St #2 Mission, TX	2.0	2.0	775	$1,000	$1.29	44d	1	1.32mi
3201 Magdalena St #7 Mission, TX	2.0	2.0	770	$950	$1.23	24d	1	1.32mi
3201 Magdalena St Unit 1 Mission, TX	2.0	2.0	775	$1,000	$1.29	24d	1	1.32mi
2008 N Cummings Ave Mission, TX	3.0	2.0	1012	$1,300	$1.28	44d	1	1.37mi
2002 Thornton St Mission, TX	3.0	2.0	1374	$1,300	$0.95	44d	1	1.39mi
3206 N Moorefield Rd Mission, TX	2.0	1.5	1042	$895	$0.86	24d	4	1.42mi
2104 Magnolia St Mission, TX	3.0	2.5	1382	$1,500	$1.09	44d	1	1.49mi

HOA detail condo

• Monthly dues: $120 · $1,440/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $169,000 Active 9 DOM
2. 2026-06-17
   days on market $169,000 Active 8 DOM
3. 2026-06-16
   days on market $169,000 Active 7 DOM
4. 2026-06-15
   days on market $169,000 Active 6 DOM
5. 2026-06-14
   pricedays on market $169,000 Active 4 DOM
6. 2026-06-10
   remarks 531-char remark
7. 2026-06-10
   listed $179,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $15,472
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − HOA: −$1,440
• − Depreciation: −$4,916
• Taxable loss: −$6,207
• Est. tax savings @ 24.0%: +$1,490
• After-tax cash flow: $-1,743/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): 44,809
• Household income: $55,000
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 855.0

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 63% White 3%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 28% · Canada
• Languages at home: 12% English-only · Spanish 88%

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: ▲ 17.95%
• Current HPI: 242.0711
• Rent YoY: ▲ 2.45%
• 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

1 event — show timeline

• 2026-06-09 Listed $179,000 MCALLENMLS