3133 Palmetto Dr · Llano Grande, TX 78596

$128,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 81 Days on market

Built 1985 4,500 sqft lot $107/sqft · 84% above area $63/mo HOA · 5% of rent

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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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +5.0/10.0
• Appreciation +4.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Nice double wide with 2 bedrooms and 2 baths. Built in hutch in dining area. Comes furnished. There is an added-on Texas room on the west side of the mobile. The mobile was refurbished in the primary bedroom with new vinyl flooring, sliding closet doors and a jacuzzi. The second bathroom also got new vinyl flooring and toilet, also LED lighting. The kitchen now has a new ceiling with can lights, new vinyl flooring, and sliding drawers. The roof was replaced in 2021. This mobile is located right across the street from all the activities, including the shuffleboard court.

Key facts

• 4,500 sq ft lot
• Parking
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $128k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $128k (0.3% below list).
• Recommended offer: $120k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,288 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B; Watch: amenities F, commute F, employment F.
• Weslaco ISD (suburban): math 23% / reading 31% proficiency, ranked #705 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dr R E Margo El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 914 students, 87% FRL); Armando Cuellar Middle (math 22% / reading 31%, grade F, #1,200 of 1,662 statewide, top 73%, 626 students, 88% FRL); Weslaco East H S (math 24% / reading 26%, grade F, #1,250 of 1,632 statewide, top 77%, 2,004 students, 86% FRL) — zoned schools average 87% FRL vs 59% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 711 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $137 of equity ($885 loan paydown + $-748 appreciation (-0.6% local appreciation)).
• 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 81 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.00% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 8.4

CMA / ARV

• ARV (median comp): $69,500
• List price: $128,000
• Delta: 84.17%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3124 Palmetto Dr	0.03mi	2/2.0 (-1)	1,212 (+1%)	14mo	$85,900	$71	80
2808 Mesa Verde Dr	0.06mi	3/2.0	1,372 (+14%)	3mo	$69,500	$51	70
3102 Palmetto Dr	0.08mi	2/2.0 (-1)	1,350 (+12%)	2mo	$59,900	$44	69
3120 Boca Chica Dr	0.11mi	2/2.0 (-1)	1,056 (-12%)	3mo	$115,000	$109	67
2717 Mesa Verde Dr	0.10mi	2/1.5 (-1)	1,158 (-4%)	24mo	$60,000	$52	63
3007 Sonora Dr	0.16mi	2/2.0 (-1)	1,056 (-12%)	15mo	$86,500	$82	54
3020 Sonora Dr	0.13mi	2/2.0 (-1)	1,372 (+14%)	15mo	$130,000	$95	52

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

Projected returns pro-forma

-0.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-495
• Equity at exit: $33,472

10-year hold

• IRR: 5.9%
• Equity multiple: 1.59×
• Total profit: $21,282
• Equity at exit: $37,393

Cash invested: $35,840 (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 78596

• Home prices YoY: -0.2%
• Active inventory: 711
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$671
• Tax from tax record: −$116 /mo · $1,389/yr
• Insurance: −$53
• HOA: −$63
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $105

Break-even live

Break-even rent $1,143

Max offer price $128,000

Occupancy floor 87%

Sensitivity live

Price	-10% $178	-5% $141	+0% $105	+5% $69	+10% $33
Rent	-10% $4	-5% $55	+0% $105	+5% $156	+10% $206
Rate	-1.0pp $170	-0.5pp $138	base $105	+0.5pp $72	+1.0pp $38

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Laquinta Weslaco, TX	2.0	1.0	984	$1,350	$1.37	45d	1	0.06mi
2101 Brightwood Ave Weslaco, TX	3.0	2.0	1494	$1,750	$1.17	46d	1	0.66mi
1635 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	988	$1,095	$1.11	45d	1	0.66mi
1630 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	935	$1,095	$1.17	45d	1	0.66mi
2004 Ginger Ave Weslaco, TX	3.0	2.0	1332	$1,600	$1.20	45d	1	0.67mi
1603 Playa Dr Unit 3 Weslaco, TX	2.0	2.0	1100	$1,150	$1.05	45d	1	0.77mi
1511 Playa Dr Unit 2 Progreso Lakes, TX	3.0	2.0	987	$1,250	$1.27	45d	1	0.79mi
1424 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	825	$995	$1.21	45d	1	0.90mi
3808 Las Vistas Ln Unit 1 Weslaco, TX	2.0	2.0	928	$1,100	$1.19	45d	1	0.92mi
1416 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	985	$1,025	$1.04	45d	1	0.93mi
3918 Las Vistas Ln Unit 4 Weslaco, TX	2.0	2.0	1061	$1,125	$1.06	45d	1	0.93mi
3921 Las Vistas Ln Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	45d	1	0.94mi
1413 Alta Vista Dr Unit 4 Progreso Lakes, TX	3.0	2.0	1087	$1,150	$1.06	45d	1	0.96mi
1404 Alta Vista Dr Unit 3 Progreso Lakes, TX	2.0	2.0	985	$1,075	$1.09	45d	1	0.97mi
3814 Bella Costa Dr Unit 2 Weslaco, TX	3.0	2.0	1087	$1,175	$1.08	45d	1	0.97mi
189 Lago Vista St Mercedes, TX	2.0	2.0	1164	$2,000	$1.72	45d	1	1.22mi
3608 Bella Dr Unit 1 Weslaco, TX	3.0	2.0	1140	$1,300	$1.14	45d	1	1.45mi
609 Buena Vista Dr Apt 1 Weslaco, TX	2.0	2.0	888	$750	$0.84	45d	1	1.49mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 25 events

1. 2026-06-21
   days on market $128,000 Active 81 DOM
2. 2026-06-21
   days on market $128,000 Active 80 DOM
3. 2026-06-18
   days on market $128,000 Active 78 DOM
4. 2026-06-17
   days on market $128,000 Active 77 DOM
5. 2026-06-16
   days on market $128,000 Active 76 DOM
6. 2026-06-15
   days on market $128,000 Active 75 DOM
7. 2026-06-15
   days on market $128,000 Active 74 DOM
8. 2026-06-13
   days on market $128,000 Active 73 DOM
9. 2026-06-12
   days on market $128,000 Active 72 DOM
10. 2026-06-09
    days on market $128,000 Active 69 DOM
11. 2026-06-08
    days on market $128,000 Active 68 DOM
12. 2026-06-08
    days on market $128,000 Active 67 DOM
13. 2026-06-07
    days on market $128,000 Active 66 DOM
14. 2026-06-03
    days on market $128,000 Active 63 DOM
15. 2026-06-02
    days on market $128,000 Active 62 DOM
16. 2026-06-01
    days on market $128,000 Active 61 DOM
17. 2026-05-31
    days on market $128,000 Active 60 DOM
18. 2026-04-01
    listed $128,000 Active 576-char remark

    Show marketing remark (576 chars)

    Nice double wide with 2 bedrooms and 2 baths. Built in hutch in dining area. Comes furnished. There is an added-on Texas room on the west side of the mobile. The mobile was refurbished in the primary bedroom with new vinyl flooring, sliding closet doors and a jacuzzi. The second bathroom also got new vinyl flooring and toilet, also LED lighting. The kitchen now has a new ceiling with can lights, new vinyl flooring, and sliding drawers. The roof was replaced in 2021. This mobile is located right across the street from all the activities, including the shuffleboard court.

19. 2025-03-31
    listed $128,000 Active
20. 2021-02-24
    price $65,000
21. 2021-02-12
    soldstatus Sold
22. 2021-02-03
    status Pending
23. 2021-02-03
    price $70,000
24. 2020-12-17
    listed $70,000 Active
25. 2011-04-13
    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: $1,389 · $116/mo
• Projected year-2 tax: $2,342 · $195/mo
• Expected delta: +$953/yr (+$79/mo · 68.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,318
• − Mortgage interest: −$7,170
• − Property taxes: −$1,389
• − Insurance: −$640
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − HOA: −$756
• − Depreciation: −$3,724
• Taxable loss: −$812
• Est. tax savings @ 24.0%: +$195
• After-tax cash flow: $1,456/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: Weslaco ISD
• NCES district ID: 4844960
• Math proficiency: 23% ▼ -29.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $32,867
• Composite: 22.05/100
• National rank: #8196
• State rank: #705 of 826 in TX

Livability — Llano Grande

• Score: 56/100
• State rank: #1288
• US rank: #22408

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Llano Grande, TX
• Population (ZIP): 38,942

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 38% White 13%
• Hispanic origin (detail): Mexican 82%
• Common ancestry: Slovak 1%
• Foreign-born: 17% · Canada
• Languages at home: 27% English-only · Spanish 72%

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: ▼ -0.58%
• Current HPI: 261.5117
• Rent YoY: —
• Metro: —
• 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

+82.9% since first listed

8 events — show timeline

• 2026-04-01 Listed $128,000 MCALLENMLS
• 2025-03-31 Listed $128,000 MCALLENMLS
• 2021-02-24 Price Changed $65,000 MCALLENMLS
• 2021-02-12 Sold (MLS) — MCALLENMLS
• 2021-02-03 Pending — MCALLENMLS
• 2021-02-03 Price Changed $70,000 MCALLENMLS
• 2020-12-17 Listed $70,000 MCALLENMLS
• 2011-04-13 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,389 · -16.3% YoY. Source: county tax records.