3004 Spur Dr · Mission, TX 78574

$105,000

2 bd · 1.0 ba · 1,092 sqft · Manufactured public records · 200 Days on market

Built 1991 6,003 sqft lot $96/sqft · 18% above area Est $103k · at est. $38/mo HOA · 3% of rent ↓ 9% since listing

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Why this score? — see what drove the C 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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +8.1/10.0
• ARV discount +6.6/15.0
• 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 MLS

This spectacular mobile home has all the updates you’ve been looking for! Featuring 2 bedrooms, 2 bathrooms, and a versatile craft or office space, this thoughtfully designed floor plan offers both comfort and functionality. Enjoy textured walls throughout most of the home, stylish light fixtures, and a beautifully remodeled kitchen with custom-built cabinetry, solid-surface countertops, built-in wall pantry, and a tasteful backsplash ties this home together. The dining area showcases a custom-built hutch, adding both character and functionality. Both bathrooms have been tastefully updated with modern countertops and step-in showers. The exterior is just as impressive, offering new shingles (installed in 2023), a sprinkler system, entertaining deck, covered front porch, golf cart parking, a rear garage, and a storage shed. Enjoy peaceful living in Wagon City North, a welcoming 55+ community conveniently located near shopping, dining, and essential amenities.

Key facts

• Custom-built hutch
• Built-in wall pantry
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• CUSTOM-BUILT CABINETRY
• SOLID-SURFACE COUNTERTOPS
• BUILT-IN WALL PANTRY
• TASTEFUL BACKSPLASH
• CUSTOM-BUILT HUTCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 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: 474 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 32% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 200 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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 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: 1.31% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.36%
• DSCR: 1.46
• GRM: 6.4

CMA / ARV

• ARV (median comp): $102,900
• List price: $105,000
• Delta: 2.04%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Hub Dr	0.08mi	2/2.0	1,088 (-0%)	3mo	$105,900	$97	89
2703 Tack Dr	0.34mi	2/2.0	1,074 (-2%)	5mo	$89,900	$84	73
210 Chuck Wagon Dr	0.26mi	3/2.0 (+1)	1,056 (-3%)	2mo	$99,900	$95	72
113 Chuck Wagon Dr	0.23mi	2/2.0	990 (-9%)	7mo	$120,000	$121	64
115 Bundle Wagon Dr	0.39mi	2/2.0	1,056 (-3%)	16mo	$99,900	$95	59
107 Wheel Dr	0.08mi	2/2.0	972 (-11%)	18mo	$89,000	$92	58
2611 Tack Dr	0.38mi	2/2.0	988 (-10%)	6mo	$89,900	$91	58
105 Covered Wagon Dr	0.33mi	2/2.0	1,152 (+6%)	20mo	$89,900	$78	55
219 Bundle Wagon Dr	0.42mi	2/2.0	1,252 (+15%)	4mo	$79,900	$64	49
2915 Abbott Ave	0.52mi	3/2.0 (+1)	1,216 (+11%)	4mo	$129,000	$106	44
2601 Tack Dr	0.43mi	2/2.0	948 (-13%)	23mo	$119,000	$126	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-4,960
• Equity at exit: $15,656

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $11,557
• Equity at exit: $9,078

Cash invested: $29,400 (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 78574

• Home prices YoY: -16.1%
• Active inventory: 474
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$551
• Tax from tax record: −$201 /mo · $2,414/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$38
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $187

Break-even live

Break-even rent $1,139

Max offer price $105,000

Occupancy floor 81%

Sensitivity live

Price	-10% $247	-5% $217	+0% $187	+5% $158	+10% $128
Rent	-10% $79	-5% $133	+0% $187	+5% $242	+10% $296
Rate	-1.0pp $240	-0.5pp $214	base $187	+0.5pp $160	+1.0pp $132

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3401 N Mayberry Rd Mission, TX	3.0	2.0	1150	$961	$0.84	44d	1	0.70mi
702 W 25th St Mission, TX	3.0	2.0	1375	$1,650	$1.20	19d	1	0.71mi
707 Palmer Rd Unit 3 Mission, TX	3.0	2.0	960	$1,350	$1.41	15d	1	0.80mi
707 Palmer Rd Unit 2 Mission, TX	1.0	1.0	960	$900	$0.94	15d	1	0.80mi
707 Palmer Rd Unit 1 Mission, TX	2.0	2.0	760	$1,200	$1.58	15d	1	0.80mi
712 Palmer Rd Unit 1 Mission, TX	2.0	2.0	960	$1,100	$1.15	15d	1	0.86mi
2008 N Cummings Ave Mission, TX	3.0	2.0	1012	$1,300	$1.28	44d	1	0.88mi
2002 Thornton St Mission, TX	3.0	2.0	1374	$1,300	$0.95	44d	1	0.95mi
1811 Perkins Ave Unit 7 Mission, TX	2.0	1.0	850	$750	$0.88	15d	1	1.00mi
1809 Ramirez St Unit 2 Mission, TX	3.0	2.0	1033	$1,300	$1.26	44d	1	1.16mi
1827 Highland Park Ave Unit 1 Mission, TX	2.0	2.0	1300	$1,200	$0.92	44d	1	1.24mi
1801 Highland Park Ave Mission, TX	2.0	2.0	1173	$1,500	$1.28	19d	1	1.30mi
1400 N Dunlap Ave Mission, TX	2.0	1.0	1068	$800	$0.75	19d	1	1.32mi
221 W 14th St Mission, TX	3.0	2.0	1290	$1,100	$0.85	44d	1	1.32mi
1707 Highland Park Ave Unit 4-B Mission, TX	2.0	2.0	1336	$1,200	$0.90	15d	1	1.33mi
1006 Fairway Dr Mission, TX	2.0	2.0	1072	$1,100	$1.03	44d	1	1.36mi
3006 Gabriel St Mission, TX	3.0	2.0	1433	$1,600	$1.12	44d	1	1.40mi
3102 Gabriel St Mission, TX	3.0	2.0	1370	$1,800	$1.31	44d	1	1.40mi
2903 Estevan St #3 Mission, TX	3.0	2.0	1044	$1,400	$1.34	15d	1	1.43mi
2905 Estevan St #4 Mission, TX	3.0	2.0	1044	$1,300	$1.25	44d	1	1.43mi
2903 Estevan St #4 Mission, TX	3.0	2.0	1056	$1,399	$1.32	19d	1	1.43mi
2905 Estevan St #3 Mission, TX	2.0	2.0	1044	$1,300	$1.25	24d	1	1.43mi
1805 Ramirez St Unit 4 Mission, TX	3.0	2.0	1020	$1,095	$1.07	44d	1	1.47mi
1804 Ramirez St Unit 1 Mission, TX	3.0	2.0	1020	$1,250	$1.23	24d	1	1.49mi
1500 E 24th St Unit B-6 Mission, TX	2.0	2.0	1010	$975	$0.97	44d	1	1.49mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 6 events

1. 2026-05-02
   price $105,000 979-char remark

   Show marketing remark (979 chars)

   This spectacular mobile home has all the updates you’ve been looking for! Featuring 2 bedrooms, 2 bathrooms, and a versatile craft or office space, this thoughtfully designed floor plan offers both comfort and functionality. Enjoy textured walls throughout most of the home, stylish light fixtures, and a beautifully remodeled kitchen with custom-built cabinetry, solid-surface countertops, built-in wall pantry, and a tasteful backsplash ties this home together. The dining area showcases a custom-built hutch, adding both character and functionality. Both bathrooms have been tastefully updated with modern countertops and step-in showers. The exterior is just as impressive, offering new shingles (installed in 2023), a sprinkler system, entertaining deck, covered front porch, golf cart parking, a rear garage, and a storage shed. Enjoy peaceful living in Wagon City North, a welcoming 55+ community conveniently located near shopping, dining, and essential amenities.

2. 2026-03-06
   price $109,900 979-char remark

   Show marketing remark (979 chars)

   This spectacular mobile home has all the updates you’ve been looking for! Featuring 2 bedrooms, 2 bathrooms, and a versatile craft or office space, this thoughtfully designed floor plan offers both comfort and functionality. Enjoy textured walls throughout most of the home, stylish light fixtures, and a beautifully remodeled kitchen with custom-built cabinetry, solid-surface countertops, built-in wall pantry, and a tasteful backsplash ties this home together. The dining area showcases a custom-built hutch, adding both character and functionality. Both bathrooms have been tastefully updated with modern countertops and step-in showers. The exterior is just as impressive, offering new shingles (installed in 2023), a sprinkler system, entertaining deck, covered front porch, golf cart parking, a rear garage, and a storage shed. Enjoy peaceful living in Wagon City North, a welcoming 55+ community conveniently located near shopping, dining, and essential amenities.

3. 2025-11-03
   listed $115,000 Active 979-char remark

   Show marketing remark (979 chars)

   This spectacular mobile home has all the updates you’ve been looking for! Featuring 2 bedrooms, 2 bathrooms, and a versatile craft or office space, this thoughtfully designed floor plan offers both comfort and functionality. Enjoy textured walls throughout most of the home, stylish light fixtures, and a beautifully remodeled kitchen with custom-built cabinetry, solid-surface countertops, built-in wall pantry, and a tasteful backsplash ties this home together. The dining area showcases a custom-built hutch, adding both character and functionality. Both bathrooms have been tastefully updated with modern countertops and step-in showers. The exterior is just as impressive, offering new shingles (installed in 2023), a sprinkler system, entertaining deck, covered front porch, golf cart parking, a rear garage, and a storage shed. Enjoy peaceful living in Wagon City North, a welcoming 55+ community conveniently located near shopping, dining, and essential amenities.

4. 2012-03-20
   soldstatus
5. 2011-05-10
   soldstatus
6. 2006-03-27
   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: $2,414 · $201/mo
• Projected year-2 tax: $2,414 · $201/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 7/10 Severe FEMA zone X · 96% 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 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: $16,515
• − Mortgage interest: −$5,882
• − Property taxes: −$2,414
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − HOA: −$456
• − Depreciation: −$3,055
• Taxable income: $744
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $2,068/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

-8.7% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $105,000 MCALLENMLS
• 2026-03-06 Price Changed $109,900 MCALLENMLS
• 2025-11-03 Listed $115,000 MCALLENMLS
• 2012-03-20 Sold (Public Records) — Public Records
• 2011-05-10 Sold (Public Records) — Public Records
• 2006-03-27 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,414 · +4.1% YoY. Source: county tax records.