1521 Thompson Rd · Mission, TX 78573

$140,000

2 bd · 1.0 ba · 1,036 sqft · Manufactured public records · 155 Days on market

Built 1985 7,000 sqft lot $135/sqft · 18% below area Est $170k · 18% 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 +15.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Fully remodeled 2 bedroom, 1 bath mobile home with an added bonus room and closet. Located in an established neighborhood near shopping and restaurants. Sold furnished and includes new washer, dryer, and stove/oven.

Key facts

• Sold furnished
• Near shopping
• Near restaurants

Tags

• REMODELED MOBILE HOME
• ADDED BONUS ROOM
• ESTABLISHED NEIGHBORHOOD
• NEAR SHOPPING
• NEAR RESTAURANTS
• SOLD FURNISHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $53 ($637/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (16.5% below list).
• Recommended offer: $117k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 rising (+2.5%/yr); 623 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.5% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% 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 $116,950 (16.5% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (median comp): $169,865
• List price: $140,000
• Delta: -17.58%
• 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
1622 Thompson Rd	0.13mi	3/2.0 (+1)	1,150 (+11%)	23mo	$78,000	$68	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.45% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 3.01×
• Total profit: $78,943
• Equity at exit: $126,123

10-year hold

• IRR: 22.1%
• Equity multiple: 6.83×
• Total profit: $228,455
• Equity at exit: $271,989

Cash invested: $39,200 (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 78573

• Home prices YoY: 8.0%
• Rents YoY: 2.5%
• Active inventory: 623
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,170 high
• Mortgage (P&I): −$734
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $53

Break-even live

Break-even rent $1,102

Max offer price $140,000

Occupancy floor 90%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1809 Ramirez St Unit 2 Mission, TX	3.0	2.0	1033	$1,300	$1.26	44d	1	0.22mi
1805 Ramirez St Unit 4 Mission, TX	3.0	2.0	1020	$1,095	$1.07	44d	1	0.39mi
1804 Ramirez St Unit 1 Mission, TX	3.0	2.0	1020	$1,250	$1.23	23d	1	0.40mi
3809 N Inspiration Rd Apt 4 Mission, TX	2.0	1.0	849	$695	$0.82	44d	1	0.45mi
3102 Gabriel St Mission, TX	3.0	2.0	1370	$1,800	$1.31	44d	1	0.50mi
3006 Gabriel St Mission, TX	3.0	2.0	1433	$1,600	$1.12	44d	1	0.52mi
2010 Graham Ave Mission, TX	1.0	1.0	750	$685	$0.91	23d	1	0.63mi
712 Palmer Rd Unit 1 Mission, TX	2.0	2.0	960	$1,100	$1.15	14d	1	0.63mi
707 Palmer Rd Unit 2 Mission, TX	1.0	1.0	960	$900	$0.94	14d	1	0.68mi
707 Palmer Rd Unit 1 Mission, TX	2.0	2.0	760	$1,200	$1.58	14d	1	0.68mi
707 Palmer Rd Unit 3 Mission, TX	3.0	2.0	960	$1,350	$1.41	14d	1	0.68mi
3201 Magdalena St Unit 1 Mission, TX	2.0	2.0	775	$1,000	$1.29	23d	1	0.72mi
3201 Magdalena St #2 Mission, TX	2.0	2.0	775	$1,000	$1.29	44d	1	0.72mi
3201 Magdalena St #7 Mission, TX	2.0	2.0	770	$950	$1.23	23d	1	0.72mi
2903 Estevan St #3 Mission, TX	3.0	2.0	1044	$1,400	$1.34	14d	1	0.79mi
2905 Estevan St #3 Mission, TX	2.0	2.0	1044	$1,300	$1.25	23d	1	0.79mi
2905 Estevan St #4 Mission, TX	3.0	2.0	1044	$1,300	$1.25	44d	1	0.79mi
2903 Estevan St #4 Mission, TX	3.0	2.0	1056	$1,399	$1.32	19d	1	0.79mi
3206 N Moorefield Rd Mission, TX	2.0	1.5	1042	$895	$0.86	23d	4	0.81mi
2104 Magnolia St Mission, TX	3.0	2.5	1382	$1,500	$1.09	44d	1	0.83mi
2305 W Mile 3 Rd Mission, TX	2.0	2.0	980	$970	$0.99	44d	1	1.14mi
702 W 25th St Mission, TX	3.0	2.0	1375	$1,650	$1.20	19d	1	1.31mi
3401 N Mayberry Rd Mission, TX	3.0	2.0	1150	$961	$0.84	44d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $140,000 Active 155 DOM
2. 2026-06-17
   days on market $140,000 Active 154 DOM
3. 2026-06-16
   days on market $140,000 Active 153 DOM
4. 2026-06-15
   days on market $140,000 Active 152 DOM
5. 2026-06-14
   days on market $140,000 Active 150 DOM
6. 2026-06-10
   days on market $140,000 Active 147 DOM
7. 2026-06-09
   days on market $140,000 Active 146 DOM
8. 2026-06-08
   days on market $140,000 Active 145 DOM
9. 2026-06-07
   days on market $140,000 Active 144 DOM
10. 2026-06-03
    days on market $140,000 Active 140 DOM
11. 2026-06-02
    days on market $140,000 Active 139 DOM
12. 2026-06-01
    days on market $140,000 Active 138 DOM
13. 2026-05-31
    days on market $140,000 Active 137 DOM
14. 2026-05-31
    days on market $140,000 Active 136 DOM
15. 2026-01-12
    listed $140,000 Active 215-char remark

    Show marketing remark (215 chars)

    Fully remodeled 2 bedroom, 1 bath mobile home with an added bonus room and closet. Located in an established neighborhood near shopping and restaurants. Sold furnished and includes new washer, dryer, and stove/oven.

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$1,622/yr (+$135/mo · 172.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,034
• − Mortgage interest: −$7,842
• − Property taxes: −$940
• − Insurance: −$700
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$4,073
• Taxable loss: −$1,766
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $1,061/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): 44,809
• Household income: $55,000
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 855.0

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 63% White 3%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 28% · Canada
• Languages at home: 12% English-only · Spanish 88%

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: ▲ 17.95%
• Current HPI: 242.0711
• Rent YoY: ▲ 2.45%
• 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

1 event — show timeline

• 2026-01-12 Listed $140,000 MCALLENMLS

Property tax history

+3.5%/yr

Latest (2025): $940 · +20.0% YoY. Source: county tax records.