905 W 26th St · Mission, TX 78574

$165,000

3 bd · 2.0 ba · 1,726 sqft · SingleFamily public records · 86 Days on market

Built 1991 5,998 sqft lot $96/sqft · 27% below area Est $226k · 27% under

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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 +16.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.0/10.0
• 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

Welcome to this well-located home in the heart of Mission, Texas! This property offers comfortable living with convenient access to schools, shopping, dining, and major roadways. Featuring a functional floor plan with spacious living areas, this home is perfect for first-time buyers, growing families, or investors looking for an excellent opportunity in the Rio Grande Valley. The generous lot provides plenty of outdoor space for entertaining, pets, or future improvements. Home just had it's roof completely re done! Don’t miss your chance to own a property in a desirable and established Mission neighborhood — schedule your showing today!

Key facts

• Generous lot
• 5,998 sq ft lot
• Built 1991

Tags

• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREAS
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-42 ($-498/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (4.4% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 40% 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 $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 86 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask is 10900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 94% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% 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 86 days. Have you received any prior offers? Is the seller open to a 6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 7.9

CMA / ARV

• ARV (median comp): $226,491
• List price: $165,000
• Delta: -27.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 W 26th St	0.00mi	4/2.0 (+1)	1,726 (0%)	1mo	$165,000	$96	94
716 W 27th St	0.15mi	3/2.5	1,871 (+8%)	5mo	$284,500	$152	73
702 Fairview Dr	0.20mi	3/2.0	1,509 (-13%)	0mo	$205,000	$136	69
713 W 24th Pl	0.25mi	3/2.5	1,532 (-11%)	2mo	$210,000	$137	66
1109 W 23rd St	0.34mi	3/2.5	1,546 (-10%)	4mo	$275,000	$178	62
1505 W 25th St	0.44mi	3/2.0	1,560 (-10%)	7mo	$230,000	$147	58
1812 Peace Ave	0.69mi	3/2.0	1,810 (+5%)	6mo	$199,000	$110	55
205 Buckboard Dr	0.49mi	3/2.0	1,936 (+12%)	4mo	$150,000	$77	53
3018 Nickel Ave	0.55mi	4/2.5 (+1)	1,888 (+9%)	1mo	$245,000	$130	51
2206 Washington Ave	0.59mi	4/2.5 (+1)	1,865 (+8%)	4mo	$295,000	$158	49
3101 Timberwood Ave	0.61mi	4/3.5 (+1)	1,910 (+11%)	0mo	$398,000	$208	42
1511 Alexa Marie St	0.63mi	4/2.5 (+1)	1,950 (+13%)	5mo	$275,000	$141	38

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-29,182
• Equity at exit: $24,602

10-year hold

• IRR: -9.8%
• Equity multiple: 0.39×
• Total profit: $-28,004
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$865
• Tax from tax record: −$363 /mo · $4,362/yr
• Insurance: −$69
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-42

Break-even live

Break-even rent $1,801

Max offer price $157,665

Occupancy floor 97%

Sensitivity live

Price	-10% $52	-5% $5	+0% $-42	+5% $-88	+10% $-135
Rent	-10% $-180	-5% $-111	+0% $-42	+5% $28	+10% $97
Rate	-1.0pp $42	-0.5pp $0	base $-42	+0.5pp $-84	+1.0pp $-128

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
702 W 25th St Mission, TX	3.0	2.0	1375	$1,650	$1.20	20d	1	0.15mi
2002 Thornton St Mission, TX	3.0	2.0	1374	$1,300	$0.95	45d	1	0.59mi
502 Thornwood St Mission, TX	4.0	2.0	1260	$1,600	$1.27	15d	1	0.85mi
2903 Estevan St #4 Mission, TX	3.0	2.0	1056	$1,399	$1.32	20d	1	0.91mi
3006 Gabriel St Mission, TX	3.0	2.0	1433	$1,600	$1.12	45d	1	1.00mi
3102 Gabriel St Mission, TX	3.0	2.0	1370	$1,800	$1.31	45d	1	1.01mi
3209 Black Oak Ln Mission, TX	3.0	2.5	1672	$1,700	$1.02	15d	1	1.02mi
607 Alameda Dr Mission, TX	3.0	2.5	1731	$2,200	$1.27	45d	1	1.04mi
221 W 14th St Mission, TX	3.0	2.0	1290	$1,100	$0.85	45d	1	1.06mi
1806 W 31st 1/2 St Mission, TX	4.0	2.0	1509	$1,800	$1.19	22d	1	1.08mi
1400 N Dunlap Ave Mission, TX	2.0	1.0	1068	$800	$0.75	20d	1	1.10mi
3401 N Mayberry Rd Mission, TX	3.0	2.0	1150	$961	$0.84	45d	1	1.34mi
3108 Highland Park Ave Mission, TX	4.0	2.0	1400	$1,800	$1.29	20d	1	1.41mi
1827 Highland Park Ave Unit 1 Mission, TX	2.0	2.0	1300	$1,200	$0.92	45d	1	1.46mi
906 Hidden Hills St Unit 4 Mission, TX	2.0	3.0	1180	$1,250	$1.06	15d	1	1.49mi
1707 Highland Park Ave Unit 4-B Mission, TX	2.0	2.0	1336	$1,200	$0.90	15d	1	1.49mi
1801 Highland Park Ave Mission, TX	2.0	2.0	1173	$1,500	$1.28	20d	1	1.49mi

Listing history 18 events

1. 2026-05-07
   status Pending 656-char remark

   Show marketing remark (656 chars)

   Welcome to this well-located home in the heart of Mission, Texas! This property offers comfortable living with convenient access to schools, shopping, dining, and major roadways. Featuring a functional floor plan with spacious living areas, this home is perfect for first-time buyers, growing families, or investors looking for an excellent opportunity in the Rio Grande Valley. The generous lot provides plenty of outdoor space for entertaining, pets, or future improvements. Home just had it's roof completely re done! Don’t miss your chance to own a property in a desirable and established Mission neighborhood — schedule your showing today!

2. 2026-03-18
   historical $1,500
3. 2026-03-17
   price $165,000 656-char remark

   Show marketing remark (656 chars)

   Welcome to this well-located home in the heart of Mission, Texas! This property offers comfortable living with convenient access to schools, shopping, dining, and major roadways. Featuring a functional floor plan with spacious living areas, this home is perfect for first-time buyers, growing families, or investors looking for an excellent opportunity in the Rio Grande Valley. The generous lot provides plenty of outdoor space for entertaining, pets, or future improvements. Home just had it's roof completely re done! Don’t miss your chance to own a property in a desirable and established Mission neighborhood — schedule your showing today!

4. 2026-03-07
   price $175,000 656-char remark

   Show marketing remark (656 chars)

   Welcome to this well-located home in the heart of Mission, Texas! This property offers comfortable living with convenient access to schools, shopping, dining, and major roadways. Featuring a functional floor plan with spacious living areas, this home is perfect for first-time buyers, growing families, or investors looking for an excellent opportunity in the Rio Grande Valley. The generous lot provides plenty of outdoor space for entertaining, pets, or future improvements. Home just had it's roof completely re done! Don’t miss your chance to own a property in a desirable and established Mission neighborhood — schedule your showing today!

5. 2026-02-13
   listed $1,500
6. 2026-02-09
   listed $185,000 Active 656-char remark

   Show marketing remark (656 chars)

   Welcome to this well-located home in the heart of Mission, Texas! This property offers comfortable living with convenient access to schools, shopping, dining, and major roadways. Featuring a functional floor plan with spacious living areas, this home is perfect for first-time buyers, growing families, or investors looking for an excellent opportunity in the Rio Grande Valley. The generous lot provides plenty of outdoor space for entertaining, pets, or future improvements. Home just had it's roof completely re done! Don’t miss your chance to own a property in a desirable and established Mission neighborhood — schedule your showing today!

7. 2025-09-09
   price $175,000
8. 2025-05-31
   historical
9. 2024-07-16
   listed $185,000 New
10. 2024-06-25
    price $185,000
11. 2024-06-09
    price $195,000
12. 2024-05-25
    listed $205,000 Active
13. 2023-07-24
    listed $220,000 Active
14. 2016-04-26
    soldstatus
15. 2009-08-21
    soldstatus
16. 2003-03-25
    soldstatus
17. 2003-01-23
    soldstatus
18. 1991-11-14
    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: $4,362 · $363/mo
• Projected year-2 tax: $4,362 · $363/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 4/10 Moderate FEMA zone A · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $20,980
• − Mortgage interest: −$9,243
• − Property taxes: −$4,362
• − Insurance: −$2,328
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$4,800
• Taxable loss: −$3,108
• Est. tax savings @ 24.0%: +$746
• After-tax cash flow: $248/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

-99.3% since first listed

18 events — show timeline

• 2026-05-07 Pending — MCALLENMLS
• 2026-03-18 Rental Removed $1,500 MCALLENMLS
• 2026-03-17 Price Changed $165,000 MCALLENMLS
• 2026-03-07 Price Changed $175,000 MCALLENMLS
• 2026-02-13 Listed for Rent $1,500 MCALLENMLS
• 2026-02-09 Listed $185,000 MCALLENMLS
• 2025-09-09 Price Changed $175,000 MCALLENMLS
• 2025-05-31 Listing Removed — LERA
• 2024-07-16 Listed $185,000 LERA
• 2024-06-25 Price Changed $185,000 MCALLENMLS
• 2024-06-09 Price Changed $195,000 MCALLENMLS
• 2024-05-25 Listed $205,000 MCALLENMLS
• 2023-07-24 Listed $220,000 MCALLENMLS
• 2016-04-26 Sold (Public Records) — Public Records
• 2009-08-21 Sold (Public Records) — Public Records
• 2003-03-25 Sold (Public Records) — Public Records
• 2003-01-23 Sold (Public Records) — Public Records
• 1991-11-14 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $4,362 · +7.9% YoY. Source: county tax records.