226 Harness Dr · Mission, TX 78573

$55,000

1 bd · 1.0 ba · 428 sqft · Manufactured public records · 192 Days on market

Built 1987 1,849 sqft lot $129/sqft · 46% above area Est $60k · 8% under $38/mo HOA · 5% of rent ↓ 8% since listing

---

Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +11.2/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Wagon City, a very popular go-to park for our Winter Texan's or for year round affordable living as well!!! You will love this cute 1 bedroom/ 1 bath travel trailer updated to a great low maintenance winter retreat! It may have a smaller bedroom, but it makes up for it with all the many additional storage areas in the home and don't forget to pay attention to the front. Outside is a great built in mini bar area perfect for afternoon gatherings with your neighbors and friends to sit outside and enjoy our beautiful South Texas Winters! If socializing is on your list, this is the place to be! Many activities to take part in rec center and outdoor activities including shuffleboard and horseshoes. Lounging by the pool is something to write home about in January when others are freezing up north! Don't forget, this home is also great for low cost year round living! BRING YOUR OFFERS!!!

Key facts

• Lounging by the pool
• 1,849 sq ft lot
• Built 1987

Tags

• BUILT IN MINI BAR AREA
• ADDITIONAL STORAGE AREAS
• LOUNGING BY THE POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($807 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 rising (+2.5%/yr); 623 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent is only 18% of the median local income ($55k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $6k of equity ($380 loan paydown + $6k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.5% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 1.47% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.68%
• DSCR: 1.74
• GRM: 5.7

CMA / ARV

• ARV (median comp): $60,000
• List price: $55,000
• Delta: -8.33%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Harness Dr	0.02mi	1/1.0	415 (-3%)	9mo	$54,000	$130	86
221 Harness Dr	0.03mi	1/1.0	420 (-2%)	15mo	$48,000	$114	83
229 Harness Dr	0.02mi	1/1.0	424 (-1%)	19mo	$59,900	$141	82
205 Saddle Dr	0.08mi	1/1.0	408 (-5%)	22mo	$55,000	$135	71
203 Rim Dr	0.10mi	1/1.0	396 (-8%)	16mo	$57,000	$144	70
227 Saddle Dr	0.01mi	1/1.0	400 (-6%)	22mo	$45,000	$113	70
213 Rim Dr	0.07mi	1/1.0	450 (+5%)	23mo	$55,000	$122	69
205 Harness Dr	0.08mi	2/2.0 (+1)	472 (+10%)	19mo	$50,000	$106	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 36.4%
• Equity multiple: 3.80×
• Total profit: $43,186
• Equity at exit: $49,548

10-year hold

• IRR: 31.1%
• Equity multiple: 8.51×
• Total profit: $115,648
• Equity at exit: $106,853

Cash invested: $15,400 (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 78573

• Home prices YoY: 8.0%
• Rents YoY: 2.5%
• Active inventory: 623
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $807 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$23
• HOA: −$38
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $214

Break-even live

Break-even rent $536

Max offer price $55,000

Occupancy floor 68%

Sensitivity live

Price	-10% $245	-5% $230	+0% $214	+5% $199	+10% $183
Rent	-10% $150	-5% $182	+0% $214	+5% $246	+10% $278
Rate	-1.0pp $242	-0.5pp $228	base $214	+0.5pp $200	+1.0pp $185

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: pool

Listing history 31 events

1. 2026-06-18
   days on market $55,000 Active 192 DOM
2. 2026-06-17
   days on market $55,000 Active 191 DOM
3. 2026-06-16
   days on market $55,000 Active 190 DOM
4. 2026-06-15
   days on market $55,000 Active 189 DOM
5. 2026-06-14
   days on market $55,000 Active 187 DOM
6. 2026-06-10
   days on market $55,000 Active 184 DOM
7. 2026-06-09
   days on market $55,000 Active 183 DOM
8. 2026-06-08
   days on market $55,000 Active 182 DOM
9. 2026-06-07
   days on market $55,000 Active 181 DOM
10. 2026-06-03
    days on market $55,000 Active 177 DOM
11. 2026-06-02
    days on market $55,000 Active 176 DOM
12. 2026-06-01
    days on market $55,000 Active 175 DOM
13. 2026-05-31
    days on market $55,000 Active 174 DOM
14. 2026-05-31
    days on market $55,000 Active 173 DOM
15. 2026-05-19
    price $55,000 892-char remark

    Show marketing remark (892 chars)

    Wagon City, a very popular go-to park for our Winter Texan's or for year round affordable living as well!!! You will love this cute 1 bedroom/ 1 bath travel trailer updated to a great low maintenance winter retreat! It may have a smaller bedroom, but it makes up for it with all the many additional storage areas in the home and don't forget to pay attention to the front. Outside is a great built in mini bar area perfect for afternoon gatherings with your neighbors and friends to sit outside and enjoy our beautiful South Texas Winters! If socializing is on your list, this is the place to be! Many activities to take part in rec center and outdoor activities including shuffleboard and horseshoes. Lounging by the pool is something to write home about in January when others are freezing up north! Don't forget, this home is also great for low cost year round living! BRING YOUR OFFERS!!!

16. 2026-02-25
    price $59,900 892-char remark

    Show marketing remark (892 chars)

    Wagon City, a very popular go-to park for our Winter Texan's or for year round affordable living as well!!! You will love this cute 1 bedroom/ 1 bath travel trailer updated to a great low maintenance winter retreat! It may have a smaller bedroom, but it makes up for it with all the many additional storage areas in the home and don't forget to pay attention to the front. Outside is a great built in mini bar area perfect for afternoon gatherings with your neighbors and friends to sit outside and enjoy our beautiful South Texas Winters! If socializing is on your list, this is the place to be! Many activities to take part in rec center and outdoor activities including shuffleboard and horseshoes. Lounging by the pool is something to write home about in January when others are freezing up north! Don't forget, this home is also great for low cost year round living! BRING YOUR OFFERS!!!

17. 2025-12-08
    listed $65,000 Active 892-char remark

    Show marketing remark (892 chars)

    Wagon City, a very popular go-to park for our Winter Texan's or for year round affordable living as well!!! You will love this cute 1 bedroom/ 1 bath travel trailer updated to a great low maintenance winter retreat! It may have a smaller bedroom, but it makes up for it with all the many additional storage areas in the home and don't forget to pay attention to the front. Outside is a great built in mini bar area perfect for afternoon gatherings with your neighbors and friends to sit outside and enjoy our beautiful South Texas Winters! If socializing is on your list, this is the place to be! Many activities to take part in rec center and outdoor activities including shuffleboard and horseshoes. Lounging by the pool is something to write home about in January when others are freezing up north! Don't forget, this home is also great for low cost year round living! BRING YOUR OFFERS!!!

18. 2025-09-21
    price $63,000
19. 2025-03-11
    listed $64,999 Active
20. 2025-01-05
    price $65,000
21. 2024-11-20
    price $68,000
22. 2024-10-09
    price $70,000
23. 2024-09-13
    listed $75,000 Active
24. 2024-01-16
    soldstatus
25. 2023-12-06
    listed $47,000 Active
26. 2023-12-04
    price $50,000
27. 2023-12-04
    listed $50,000 Active
28. 2023-11-24
    listed $60,000 Active
29. 2010-02-02
    soldstatus
30. 2010-02-02
    soldstatus
31. 2000-11-14
    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: $892 · $74/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$114/yr (+$10/mo · 12.8%)

ⓘ 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 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: $9,688
• − Mortgage interest: −$3,081
• − Property taxes: −$892
• − Insurance: −$275
• − Repairs & maintenance: −$775
• − Management: −$775
• − HOA: −$456
• − Depreciation: −$1,600
• Taxable income: $1,834
• Est. tax owed @ 24.0%: −$440
• After-tax cash flow: $2,129/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

-8.3% since first listed

17 events — show timeline

• 2026-05-19 Price Changed $55,000 MCALLENMLS
• 2026-02-25 Price Changed $59,900 MCALLENMLS
• 2025-12-08 Listed $65,000 MCALLENMLS
• 2025-09-21 Price Changed $63,000 MCALLENMLS
• 2025-03-11 Listed $64,999 MCALLENMLS
• 2025-01-05 Price Changed $65,000 MCALLENMLS
• 2024-11-20 Price Changed $68,000 MCALLENMLS
• 2024-10-09 Price Changed $70,000 MCALLENMLS
• 2024-09-13 Listed $75,000 MCALLENMLS
• 2024-01-16 Sold (Public Records) — Public Records
• 2023-12-06 Listed $47,000 MCALLENMLS
• 2023-12-04 Price Changed $50,000 MCALLENMLS
• 2023-12-04 Listed $50,000 MCALLENMLS
• 2023-11-24 Listed $60,000 MCALLENMLS
• 2010-02-02 Sold (Public Records) — Public Records
• 2010-02-02 Sold (Public Records) — Public Records
• 2000-11-14 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $892 · +83.2% YoY. Source: county tax records.