1321 N Saint Marie St · Mission, TX 78572

$155,000

2 bd · 1.0 ba · 1,590 sqft · SingleFamily public records · 82 Days on market

Built 1980 7,501 sqft lot $97/sqft · at area comps Est $274k · 43% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.5/30.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS!!! Great home in the Heart of Mission, This house features a 3-bedroom one bath home with a large family room to enjoy, and in the back above the carport, you have a one-bedroom one bath apartment with a small kitchen that can be rented out or used as a mother in-law suite. Either way in total you have 2464 sq ft of living. This is a great investment opportunity; both can be rented out individually. Don't miss out and set up your appointment now to see it. Call now to schedule your private showing, Sellers are motivated

Key facts

• Large family room
• Mother in-law suite
• 7,501 sq ft lot

Tags

• LARGE FAMILY ROOM
• ONE BEDROOM APARTMENT
• MOTHER IN-LAW SUITE
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (16.4% below list).
• Recommended offer: $122k (21.6% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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: schools C-, amenities F, commute F.
• 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.
• Market conditions: Rents flat; 852 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $1k of loan paydown is wiped out by about $5k 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 82 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,500 (21.6% 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. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 0.84% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.24%
• DSCR: 0.77
• GRM: 10.0

CMA / ARV

• ARV (median comp): $273,847
• List price: $155,000
• Delta: -43.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 E 12th St	0.25mi	3/2.0 (+1)	1,611 (+1%)	10mo	$185,000	$115	69
1022 N Keralum Ave	0.23mi	1/2.0 (-1)	1,635 (+3%)	14mo	$153,000	$94	64
1013 Pamela Dr	0.51mi	3/1.0 (+1)	1,600 (+1%)	14mo	$175,000	$109	59
1205 Elm St	0.59mi	3/2.0 (+1)	1,522 (-4%)	1mo	$184,900	$121	56
916 Country Club Dr	0.40mi	3/2.0 (+1)	1,816 (+14%)	2mo	$175,000	$96	47
1110 Oak St	0.55mi	3/2.0 (+1)	1,468 (-8%)	16mo	$197,000	$134	39
902 Ramirez St	0.66mi	3/2.5 (+1)	1,788 (+12%)	2mo	$323,000	$181	36
1812 Peace Ave	0.70mi	3/2.0 (+1)	1,810 (+14%)	6mo	$199,000	$110	30
806 Ramirez St	0.66mi	3/2.5 (+1)	1,750 (+10%)	16mo	$318,500	$182	28

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: -27.8%
• Equity multiple: 0.08×
• Total profit: $-39,731
• Equity at exit: $23,111

10-year hold

• IRR: -38.1%
• Equity multiple: -0.39×
• Total profit: $-60,120
• Equity at exit: $13,402

Cash invested: $43,400 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,295 high
• Mortgage (P&I): −$813
• Tax from tax record: −$335 /mo · $4,024/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-190

Break-even live

Break-even rent $1,535

Max offer price $121,500

Occupancy floor —

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 N Dunlap Ave Mission, TX	2.0	1.0	1068	$800	$0.75	19d	1	0.36mi
221 W 14th St Mission, TX	3.0	2.0	1290	$1,100	$0.85	43d	1	0.44mi
1707 Highland Park Ave Unit 4-B Mission, TX	2.0	2.0	1336	$1,200	$0.90	14d	1	0.44mi
1801 Highland Park Ave Mission, TX	2.0	2.0	1173	$1,500	$1.28	19d	1	0.50mi
1006 Fairway Dr Mission, TX	2.0	2.0	1072	$1,100	$1.03	43d	1	0.52mi
1827 Highland Park Ave Unit 1 Mission, TX	2.0	2.0	1300	$1,200	$0.92	43d	1	0.54mi
523 Perkins Ave Mission, TX	2.0	2.0	1050	$950	$0.90	43d	1	0.75mi
2002 Thornton St Mission, TX	3.0	2.0	1374	$1,300	$0.95	43d	1	0.78mi
2216 Robyn Ln Mission, TX	3.0	3.0	2033	$2,000	$0.98	21d	1	0.95mi
1511 Evergreen Ave Mission, TX	3.0	2.0	1286	$1,300	$1.01	43d	1	1.00mi
906 Hidden Hills St Unit 4 Mission, TX	2.0	3.0	1180	$1,250	$1.06	14d	1	1.07mi
721 W 4th St Mission, TX	3.0	1.5	1194	$1,400	$1.17	14d	1	1.07mi
702 W 25th St Mission, TX	3.0	2.0	1375	$1,650	$1.20	19d	1	1.18mi
100 Yosemite Dr Unit 1 Mission, TX	3.0	2.0	1195	$1,375	$1.15	43d	1	1.24mi
103 Yosemite Dr Unit 2 Mission, TX	3.0	2.0	1116	$1,375	$1.23	43d	1	1.27mi
101 San Jose Dr Apt 3 Mission, TX	3.0	2.0	1195	$1,350	$1.13	43d	1	1.28mi
101 San Jose Dr Apt 4 Mission, TX	3.0	2.0	1195	$1,375	$1.15	23d	1	1.28mi
101 San Jose Dr Apt 4 Mission, TX	3.0	2.0	1195	$1,375	$1.15	43d	1	1.28mi
105 San Jose Dr Unit 1 Mission, TX	3.0	2.0	1195	$1,345	$1.13	14d	1	1.28mi
105 San Jose Dr Unit 4 Mission, TX	3.0	2.0	1195	$1,350	$1.13	43d	1	1.28mi
105 San Jose Dr Unit 1 Mission, TX	3.0	2.0	1195	$1,345	$1.13	19d	1	1.28mi
607 Alameda Dr Mission, TX	3.0	2.5	1731	$2,200	$1.27	44d	1	1.29mi

Listing history 23 events

1. 2026-06-18
   days on market $155,000 Active 82 DOM
2. 2026-06-17
   days on market $155,000 Active 81 DOM
3. 2026-06-16
   days on market $155,000 Active 80 DOM
4. 2026-06-15
   days on market $155,000 Active 79 DOM
5. 2026-06-14
   days on market $155,000 Active 77 DOM
6. 2026-06-10
   days on market $155,000 Active 74 DOM
7. 2026-06-09
   days on market $155,000 Active 73 DOM
8. 2026-06-08
   days on market $155,000 Active 72 DOM
9. 2026-06-07
   days on market $155,000 Active 71 DOM
10. 2026-06-03
    days on market $155,000 Active 67 DOM
11. 2026-06-02
    days on market $155,000 Active 66 DOM
12. 2026-06-01
    days on market $155,000 Active 65 DOM
13. 2026-05-31
    days on market $155,000 Active 64 DOM
14. 2026-05-31
    remarks 546-char remark
15. 2026-05-31
    pricedays on market $155,000 Active 63 DOM
16. 2026-04-17
    price $168,000 535-char remark

    Show marketing remark (535 chars)

    INVESTORS!!! Great home in the Heart of Mission, This house features a 3-bedroom one bath home with a large family room to enjoy, and in the back above the carport, you have a one-bedroom one bath apartment with a small kitchen that can be rented out or used as a mother in-law suite. Either way in total you have 2464 sq ft of living. This is a great investment opportunity; both can be rented out individually. Don't miss out and set up your appointment now to see it. Call now to schedule your private showing, Sellers are motivated

17. 2026-03-28
    listed $175,000 Active 535-char remark

    Show marketing remark (535 chars)

    INVESTORS!!! Great home in the Heart of Mission, This house features a 3-bedroom one bath home with a large family room to enjoy, and in the back above the carport, you have a one-bedroom one bath apartment with a small kitchen that can be rented out or used as a mother in-law suite. Either way in total you have 2464 sq ft of living. This is a great investment opportunity; both can be rented out individually. Don't miss out and set up your appointment now to see it. Call now to schedule your private showing, Sellers are motivated

18. 2021-04-21
    soldstatus
19. 2021-01-28
    listed $145,000 Active
20. 2020-03-23
    listed $135,000 Active
21. 2020-03-16
    historical Withdrawn
22. 2020-01-28
    price $149,000
23. 2019-12-23
    listed $160,000 Active

ⓘ 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: $4,024 · $335/mo
• Projected year-2 tax: $4,024 · $335/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $15,541
• − Mortgage interest: −$8,682
• − Property taxes: −$4,024
• − Insurance: −$775
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$4,509
• Taxable loss: −$4,936
• Est. tax savings @ 24.0%: +$1,185
• After-tax cash flow: $-1,091/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

+5.0% since first listed

8 events — show timeline

• 2026-04-17 Price Changed $168,000 MCALLENMLS
• 2026-03-28 Listed $175,000 MCALLENMLS
• 2021-04-21 Sold (Public Records) — Public Records
• 2021-01-28 Listed $145,000 MCALLENMLS
• 2020-03-23 Listed $135,000 MCALLENMLS
• 2020-03-16 Delisted — MCALLENMLS
• 2020-01-28 Price Changed $149,000 MCALLENMLS
• 2019-12-23 Listed $160,000 MCALLENMLS

Property tax history

+11.1%/yr

Latest (2025): $4,024 · +7.9% YoY. Source: county tax records.