3527 Beatty St · Mission, TX 78572

$112,500

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 443 Days on market

Built 1979 4,999 sqft lot $134/sqft · 14% above area Est $127k · 11% 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 +26.2/30.0
• ARV discount +12.5/15.0
• DSCR +8.9/10.0
• 1% rule +6.4/10.0
• 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

This charming home, ideally located in the heart of Mission, Texas, is just minutes from Expressway 83. Situated on a desirable corner lot, this property offers an excellent opportunity for first-time buyers. Recently updated with fresh paint, a brand-new gravel driveway, and a newly added outdoor brick fire pit and covered porch, this home provides both comfort and style. Don't miss your chance to make this beautiful property your own!

Key facts

• Covered porch
• Corner lot
• Gravel driveway

Tags

• CORNER LOT
• GRAVEL DRIVEWAY
• OUTDOOR BRICK FIRE PIT
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 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 $778 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 443 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask is 13135% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; list at $112k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 443 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.14% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.98%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (median comp): $126,509
• List price: $112,500
• Delta: -11.07%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,504
• Equity at exit: $16,774

10-year hold

• IRR: 5.2%
• Equity multiple: 1.35×
• Total profit: $11,095
• Equity at exit: $9,727

Cash invested: $31,500 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$590
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $288

Break-even live

Break-even rent $919

Max offer price $112,500

Occupancy floor 73%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $112,500 Active 443 DOM
2. 2026-06-17
   days on market $112,500 Active 442 DOM
3. 2026-06-16
   days on market $112,500 Active 441 DOM
4. 2026-06-15
   days on market $112,500 Active 440 DOM
5. 2026-06-14
   days on market $112,500 Active 438 DOM
6. 2026-06-10
   days on market $112,500 Active 435 DOM
7. 2026-06-09
   days on market $112,500 Active 434 DOM
8. 2026-06-08
   days on market $112,500 Active 433 DOM
9. 2026-06-07
   pricedays on market $112,500 Active 432 DOM
10. 2026-06-03
    days on market $113,000 Active 428 DOM
11. 2026-06-02
    days on market $113,000 Active 427 DOM
12. 2026-06-01
    days on market $113,000 Active 426 DOM
13. 2026-05-31
    days on market $113,000 Active 425 DOM
14. 2026-05-31
    days on market $113,000 Active 424 DOM
15. 2026-04-28
    price $113,000 440-char remark

    Show marketing remark (440 chars)

    This charming home, ideally located in the heart of Mission, Texas, is just minutes from Expressway 83. Situated on a desirable corner lot, this property offers an excellent opportunity for first-time buyers. Recently updated with fresh paint, a brand-new gravel driveway, and a newly added outdoor brick fire pit and covered porch, this home provides both comfort and style. Don't miss your chance to make this beautiful property your own!

16. 2026-03-30
    price $114,000 440-char remark

    Show marketing remark (440 chars)

    This charming home, ideally located in the heart of Mission, Texas, is just minutes from Expressway 83. Situated on a desirable corner lot, this property offers an excellent opportunity for first-time buyers. Recently updated with fresh paint, a brand-new gravel driveway, and a newly added outdoor brick fire pit and covered porch, this home provides both comfort and style. Don't miss your chance to make this beautiful property your own!

17. 2026-02-16
    price $115,000 440-char remark

    Show marketing remark (440 chars)

    This charming home, ideally located in the heart of Mission, Texas, is just minutes from Expressway 83. Situated on a desirable corner lot, this property offers an excellent opportunity for first-time buyers. Recently updated with fresh paint, a brand-new gravel driveway, and a newly added outdoor brick fire pit and covered porch, this home provides both comfort and style. Don't miss your chance to make this beautiful property your own!

18. 2026-01-07
    price $124,000 440-char remark

    Show marketing remark (440 chars)

    This charming home, ideally located in the heart of Mission, Texas, is just minutes from Expressway 83. Situated on a desirable corner lot, this property offers an excellent opportunity for first-time buyers. Recently updated with fresh paint, a brand-new gravel driveway, and a newly added outdoor brick fire pit and covered porch, this home provides both comfort and style. Don't miss your chance to make this beautiful property your own!

19. 2025-12-12
    price $124,500 440-char remark

    Show marketing remark (440 chars)

    This charming home, ideally located in the heart of Mission, Texas, is just minutes from Expressway 83. Situated on a desirable corner lot, this property offers an excellent opportunity for first-time buyers. Recently updated with fresh paint, a brand-new gravel driveway, and a newly added outdoor brick fire pit and covered porch, this home provides both comfort and style. Don't miss your chance to make this beautiful property your own!

20. 2025-10-09
    price $125,000 440-char remark

    Show marketing remark (440 chars)

    This charming home, ideally located in the heart of Mission, Texas, is just minutes from Expressway 83. Situated on a desirable corner lot, this property offers an excellent opportunity for first-time buyers. Recently updated with fresh paint, a brand-new gravel driveway, and a newly added outdoor brick fire pit and covered porch, this home provides both comfort and style. Don't miss your chance to make this beautiful property your own!

21. 2025-08-09
    historical $700
22. 2025-08-03
    price $700
23. 2025-07-26
    listed $850
24. 2025-03-31
    listed $135,000 Active 440-char remark

    Show marketing remark (440 chars)

    This charming home, ideally located in the heart of Mission, Texas, is just minutes from Expressway 83. Situated on a desirable corner lot, this property offers an excellent opportunity for first-time buyers. Recently updated with fresh paint, a brand-new gravel driveway, and a newly added outdoor brick fire pit and covered porch, this home provides both comfort and style. Don't miss your chance to make this beautiful property your own!

25. 2021-11-19
    soldstatus
26. 2021-11-19
    soldstatus
27. 2021-02-12
    listed $85,000 Active
28. 2020-10-25
    price $85,000
29. 2020-08-20
    listed $89,000 Active
30. 2019-11-27
    soldstatus
31. 2019-11-13
    soldstatus
32. 2015-07-10
    soldstatus
33. 2006-06-01
    soldstatus $50,000
34. 1988-08-09
    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: $1,071 · $89/mo
• Projected year-2 tax: $2,059 · $172/mo
• Expected delta: +$988/yr (+$82/mo · 92.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $15,408
• − Mortgage interest: −$6,302
• − Property taxes: −$1,071
• − Insurance: −$562
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,273
• Taxable income: $1,734
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $3,043/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

+126.0% since first listed

20 events — show timeline

• 2026-04-28 Price Changed $113,000 MCALLENMLS
• 2026-03-30 Price Changed $114,000 MCALLENMLS
• 2026-02-16 Price Changed $115,000 MCALLENMLS
• 2026-01-07 Price Changed $124,000 MCALLENMLS
• 2025-12-12 Price Changed $124,500 MCALLENMLS
• 2025-10-09 Price Changed $125,000 MCALLENMLS
• 2025-08-09 Rental Removed $700 MCALLENMLS
• 2025-08-03 Price Changed $700 MCALLENMLS
• 2025-07-26 Listed for Rent $850 MCALLENMLS
• 2025-03-31 Listed $135,000 MCALLENMLS
• 2021-11-19 Sold (Public Records) — Public Records
• 2021-11-19 Sold (Public Records) — Public Records
• 2021-02-12 Listed $85,000 MCALLENMLS
• 2020-10-25 Price Changed $85,000 MCALLENMLS
• 2020-08-20 Listed $89,000 MCALLENMLS
• 2019-11-27 Sold (Public Records) — Public Records
• 2019-11-13 Sold (Public Records) — Public Records
• 2015-07-10 Sold (Public Records) — Public Records
• 2006-06-01 Sold (Public Records) $50,000 Public Records
• 1988-08-09 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,071 · +10.0% YoY. Source: county tax records.