412 Tammy Dr · Mission, TX 78572

$65,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 110 Days on market

Built 1985 3,120 sqft lot $89/sqft · at area comps Est $67k · at est. $33/mo HOA · 4% of rent

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +8.7/15.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this cozy 2-bedroom, 1 bath mobile home, in a quiet 55+ Heritage Square community in Mission, Tx. This home is fully furnished with all appliances included. Community features activities with a recreation area and a heated swimming pool. Close to Shopping Centers, and Hospital. Schedule your showing today! SOLD AS IS!

Key facts

• Fully furnished
• Recreation area
• Heated swimming pool

Tags

• FULLY FURNISHED
• RECREATION AREA
• HEATED SWIMMING POOL
• HERITAGE SQUARE COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($935 rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: 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: Castro El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 360 students, 95% FRL); Mission J H (math 13% / reading 26%, grade F, #1,445 of 1,662 statewide, top 88%, 680 students, 78% 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 flat; 852 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $449 of loan paydown is wiped out by about $2k 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 110 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.44% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.21%
• DSCR: 1.72
• GRM: 5.8

CMA / ARV

• ARV (median comp): $66,848
• List price: $65,000
• Delta: -2.76%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Cory Dr Unit B-10	0.09mi	2/1.0	714 (-2%)	12mo	$55,000	$77	83
1522 Carmel Dr	0.61mi	1/1.0 (-1)	744 (+2%)	12mo	$49,900	$67	53

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-4,642
• Equity at exit: $9,692

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-1,184
• Equity at exit: $5,620

Cash invested: $18,200 (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 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $935 high
• Mortgage (P&I): −$341
• Tax from tax record: −$92 /mo · $1,105/yr
• Insurance: −$27
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$33
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $121

Break-even live

Break-even rent $783

Max offer price $65,000

Occupancy floor 82%

Sensitivity live

Price	-10% $157	-5% $139	+0% $121	+5% $102	+10% $84
Rent	-10% $47	-5% $84	+0% $121	+5% $158	+10% $194
Rate	-1.0pp $153	-0.5pp $137	base $121	+0.5pp $104	+1.0pp $87

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 Cory Dr Unit B-10 Mission, TX	2.0	1.0	714	$750	$1.05	45d	1	0.07mi
106 S Bryan Rd Unit 13 Mission, TX	2.0	1.0	720	$725	$1.01	45d	1	0.24mi
816 Travis St Mission, TX	1.0–2.0	1.0–2.0	952	$1,215	$1.28	45d	12	0.57mi
102 S Holland Ave Unit 10 Mission, TX	1.0	1.0	450	$700	$1.56	45d	1	1.35mi
102 S Holland Ave Unit 3 Mission, TX	1.0	1.0	450	$725	$1.61	25d	1	1.35mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-21
   days on market $65,000 Active 110 DOM
2. 2026-06-18
   days on market $65,000 Active 107 DOM
3. 2026-06-17
   days on market $65,000 Active 106 DOM
4. 2026-06-16
   days on market $65,000 Active 105 DOM
5. 2026-06-15
   days on market $65,000 Active 104 DOM
6. 2026-06-14
   days on market $65,000 Active 102 DOM
7. 2026-06-10
   days on market $65,000 Active 99 DOM
8. 2026-06-09
   days on market $65,000 Active 98 DOM
9. 2026-06-08
   days on market $65,000 Active 97 DOM
10. 2026-06-07
    days on market $65,000 Active 96 DOM
11. 2026-06-03
    days on market $65,000 Active 92 DOM
12. 2026-06-02
    days on market $65,000 Active 91 DOM
13. 2026-06-01
    days on market $65,000 Active 90 DOM
14. 2026-05-31
    days on market $65,000 Active 89 DOM
15. 2026-05-31
    days on market $65,000 Active 88 DOM
16. 2026-03-02
    listed $66,000 Active 331-char remark

    Show marketing remark (331 chars)

    Come see this cozy 2-bedroom, 1 bath mobile home, in a quiet 55+ Heritage Square community in Mission, Tx. This home is fully furnished with all appliances included. Community features activities with a recreation area and a heated swimming pool. Close to Shopping Centers, and Hospital. Schedule your showing today! SOLD AS IS!

17. 2026-01-05
    price $64,500
18. 2025-12-30
    price $65,000
19. 2025-12-20
    price $65,500
20. 2025-12-08
    status Active
21. 2025-11-08
    status Pending
22. 2025-08-31
    listed $66,000 Active
23. 2022-03-01
    soldstatus
24. 2008-05-09
    soldstatus
25. 2008-04-29
    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: $1,105 · $92/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$84/yr (+$7/mo · 7.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $11,223
• − Mortgage interest: −$3,641
• − Property taxes: −$1,105
• − Insurance: −$1,828
• − Repairs & maintenance: −$898
• − Management: −$898
• − HOA: −$396
• − Depreciation: −$1,891
• Taxable income: $567
• Est. tax owed @ 24.0%: −$136
• After-tax cash flow: $1,311/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

+0.0% since first listed

10 events — show timeline

• 2026-03-02 Listed $66,000 MCALLENMLS
• 2026-01-05 Price Changed $64,500 MCALLENMLS
• 2025-12-30 Price Changed $65,000 MCALLENMLS
• 2025-12-20 Price Changed $65,500 MCALLENMLS
• 2025-12-08 Relisted — MCALLENMLS
• 2025-11-08 Pending — MCALLENMLS
• 2025-08-31 Listed $66,000 MCALLENMLS
• 2022-03-01 Sold (Public Records) — Public Records
• 2008-05-09 Sold (Public Records) — Public Records
• 2008-04-29 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,105 · +20.0% YoY. Source: county tax records.