2013 Thornton St · Mission, TX 78572

$90,000

3 bd · 2.0 ba · 837 sqft · SingleFamily public records · 147 Days on market

Built 1981 7,802 sqft lot $108/sqft · 32% below area Est $133k · 32% under ↓ 25% since listing

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +8.2/10.0
• 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

Take a look at this opportunity! Large generous lot sitting at 0.17 acres, this flipper can be your next income stream. With an open layout, turn this project into cash flow. Idea location off 495 (Griffin Pkwy) and Conway Rd, this property is located center in town surrounded by shops, restaurants, schools, park and more. Property also includes a detached quarters, equipped with full bathroom for guest house. Large backyard and patio, mature trees. Access to the alley. Sold AS IS.

Key facts

• Large generous lot
• Detached quarters
• Full bathroom

Tags

• LARGE GENEROUS LOT
• DETACHED QUARTERS
• FULL BATHROOM
• LARGE BACKYARD
• MATURE TREES
• ACCESS TO THE ALLEY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $622 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 147 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 94% 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.32% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.44%
• DSCR: 1.51
• GRM: 6.3

CMA / ARV

• ARV (median comp): $132,649
• List price: $90,000
• Delta: -32.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2010 N Holland Ave	0.13mi	3/1.0	952 (+14%)	23mo	$90,000	$95	48

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,643
• Equity at exit: $13,419

10-year hold

• IRR: 5.4%
• Equity multiple: 1.36×
• Total profit: $8,989
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$472
• Tax from tax record: −$189 /mo · $2,272/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $240

Break-even live

Break-even rent $885

Max offer price $90,000

Occupancy floor 75%

Sensitivity live

Price	-10% $291	-5% $266	+0% $240	+5% $215	+10% $189
Rent	-10% $146	-5% $193	+0% $240	+5% $287	+10% $334
Rate	-1.0pp $286	-0.5pp $263	base $240	+0.5pp $217	+1.0pp $193

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2008 N Cummings Ave Mission, TX	3.0	2.0	1012	$1,300	$1.28	44d	1	0.13mi
1811 Perkins Ave Unit 7 Mission, TX	2.0	1.0	850	$750	$0.88	15d	1	0.24mi
1400 N Dunlap Ave Mission, TX	2.0	1.0	1068	$800	$0.75	20d	1	0.58mi
7102 N 56th Ln Unit 1 Mission, TX	2.0	2.0	980	$1,075	$1.10	22d	1	0.79mi
983 Washington Ave Mission, TX	3.0	2.0	1040	$1,300	$1.25	44d	1	1.04mi
523 Perkins Ave Mission, TX	2.0	2.0	1050	$950	$0.90	44d	1	1.12mi
1006 Fairway Dr Mission, TX	2.0	2.0	1072	$1,100	$1.03	44d	1	1.14mi
1600 Inspiration Rd Apt 34 Mission, TX	2.0	1.0	868	$780	$0.90	44d	1	1.17mi
1604 Inspiration Rd Unit 16 Mission, TX	2.0	2.0	740	$775	$1.05	44d	1	1.18mi
1604 Inspiration Rd Unit 14 Mission, TX	2.0	2.0	740	$775	$1.05	20d	1	1.18mi
1612 Inspiration Rd Unit E1 Mission, TX	2.0	1.5	695	$775	$1.12	15d	1	1.18mi
2903 Estevan St #4 Mission, TX	3.0	2.0	1056	$1,399	$1.32	20d	1	1.34mi
2905 Estevan St #4 Mission, TX	3.0	2.0	1044	$1,300	$1.25	44d	1	1.34mi
2905 Estevan St #3 Mission, TX	2.0	2.0	1044	$1,300	$1.25	24d	1	1.34mi
2903 Estevan St #3 Mission, TX	3.0	2.0	1044	$1,400	$1.34	15d	1	1.34mi
1809 Ramirez St Unit 2 Mission, TX	3.0	2.0	1033	$1,300	$1.26	44d	1	1.47mi
707 Palmer Rd Unit 3 Mission, TX	3.0	2.0	960	$1,350	$1.41	15d	1	1.49mi
707 Palmer Rd Unit 1 Mission, TX	2.0	2.0	760	$1,200	$1.58	15d	1	1.49mi

Listing history 8 events

1. 2026-06-03
   days on market $90,000 Active 147 DOM
2. 2026-06-02
   days on market $90,000 Active 146 DOM
3. 2026-06-01
   days on market $90,000 Active 145 DOM
4. 2026-05-31
   days on market $90,000 Active 144 DOM
5. 2026-05-31
   days on market $90,000 Active 143 DOM
6. 2026-05-18
   price $90,000 486-char remark

   Show marketing remark (486 chars)

   Take a look at this opportunity! Large generous lot sitting at 0.17 acres, this flipper can be your next income stream. With an open layout, turn this project into cash flow. Idea location off 495 (Griffin Pkwy) and Conway Rd, this property is located center in town surrounded by shops, restaurants, schools, park and more. Property also includes a detached quarters, equipped with full bathroom for guest house. Large backyard and patio, mature trees. Access to the alley. Sold AS IS.

7. 2026-01-07
   listed $95,000 Active 486-char remark

   Show marketing remark (486 chars)

   Take a look at this opportunity! Large generous lot sitting at 0.17 acres, this flipper can be your next income stream. With an open layout, turn this project into cash flow. Idea location off 495 (Griffin Pkwy) and Conway Rd, this property is located center in town surrounded by shops, restaurants, schools, park and more. Property also includes a detached quarters, equipped with full bathroom for guest house. Large backyard and patio, mature trees. Access to the alley. Sold AS IS.

8. 2024-11-12
   listed $120,000 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: $2,272 · $189/mo
• Projected year-2 tax: $2,272 · $189/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 3/10 Moderate FEMA zone X (shaded) · 20% 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 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: $14,264
• − Mortgage interest: −$5,041
• − Property taxes: −$2,272
• − Insurance: −$450
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$2,618
• Taxable income: $1,600
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $2,499/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

-25.0% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $90,000 MCALLENMLS
• 2026-01-07 Listed $95,000 MCALLENMLS
• 2024-11-12 Listed $120,000 MCALLENMLS

Property tax history

+8.3%/yr

Latest (2025): $2,272 · +10.0% YoY. Source: county tax records.