3122 Sonora Dr · Llano Grande, TX 78596

$98,500

2 bd · 2.0 ba · 952 sqft · Manufactured public records · 7 Days on market

Built 1979 4,500 sqft lot Est $84k · 18% over $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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +7.0/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Nice 2 bedroom, 2 bath mobile home with a spacious living room and kitchen. Sale includes a 1 car garage and a golf cart. Many nice features throughout the home. Mobile home is on owned land in a 55+ retirement park which is owned by individuals living there. Community also has a beautiful new swimming pool for you to enjoy.

Key facts

• Covered deck
• New walk-in shower
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• NEW WALK-IN SHOWER
• COVERED DECK
• BEAUTIFUL NEW SWIMMING POOL

Property features AI

Finance

• Other: Golf cart allowed
• HOA & community: Mandatory association (Siesta Retirement Village); Annual association fee of $750; POA transfer fee applies; Community pool; Curbs; Senior community; POA website available

Exterior

• Parking: Attached garage; 1 garage space; Carport (1 space); 2 covered parking spaces; Total of 2 parking spaces
• Security: Smoke detectors
• Utilities: Public water; City sewer; Electric service
• Home design: Owner-occupied lot; Living area measured by agent
• Construction: Vinyl siding; Metal roof; Crawl space foundation; Built with vinyl siding
• Exterior features: Workshop; Deck/porch/balcony; Patio slab; Curb and gutters; Paved road access

Interior

• Kitchen: Electric cooktop; Single oven; Microwave; Dishwasher; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Laminate countertops; Mini blinds, vertical blinds and partial window coverings; Carpet and laminate flooring
• Laundry & utility: Washer and dryer included; Laundry area with washer/dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).

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: 710 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $106 of equity ($681 loan paydown + $-575 appreciation (-0.6% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.20% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.02%
• DSCR: 1.40
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $83,776
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2721 La Quinta Dr	0.08mi	2/2.0	952 (0%)	8mo	$83,500	$88	90
2801 La Quinta Dr	0.08mi	2/1.0	984 (+3%)	7mo	$59,900	$61	81
3010 Palmetto Dr	0.13mi	2/2.0	924 (-3%)	10mo	$69,900	$76	80
3120 Boca Chica Dr	0.13mi	2/2.0	1,056 (+11%)	3mo	$115,000	$109	73
3007 Sonora Dr	0.13mi	2/2.0	1,056 (+11%)	15mo	$86,500	$82	63
2813 La Quinta Dr	0.09mi	2/1.0	840 (-12%)	17mo	$53,000	$63	58
2729 La Quinta Dr	0.07mi	2/1.5	812 (-15%)	14mo	$75,000	$92	58
2919 Mesa Verde Dr	0.20mi	2/1.5	840 (-12%)	16mo	$79,500	$95	56

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: 6.1%
• Equity multiple: 1.28×
• Total profit: $7,693
• Equity at exit: $25,758

10-year hold

• IRR: 11.9%
• Equity multiple: 2.23×
• Total profit: $33,871
• Equity at exit: $28,775

Cash invested: $27,580 (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: 710
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$517
• Tax from tax record: −$110 /mo · $1,314/yr
• Insurance: −$41
• HOA: −$63
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $207

Break-even live

Break-even rent $924

Max offer price $98,500

Occupancy floor 78%

Sensitivity live

Price	-10% $263	-5% $235	+0% $207	+5% $179	+10% $151
Rent	-10% $114	-5% $160	+0% $207	+5% $254	+10% $301
Rate	-1.0pp $257	-0.5pp $232	base $207	+0.5pp $182	+1.0pp $156

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Laquinta Weslaco, TX	2.0	1.0	984	$1,350	$1.37	44d	1	0.06mi
1635 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	988	$1,095	$1.11	44d	1	0.59mi
1630 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	935	$1,095	$1.17	44d	1	0.60mi
1603 Playa Dr Unit 3 Weslaco, TX	2.0	2.0	1100	$1,150	$1.05	44d	1	0.70mi
1511 Playa Dr Unit 2 Progreso Lakes, TX	3.0	2.0	987	$1,250	$1.27	44d	1	0.72mi
1424 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	825	$995	$1.21	44d	1	0.84mi
3808 Las Vistas Ln Unit 1 Weslaco, TX	2.0	2.0	928	$1,100	$1.19	44d	1	0.86mi
1416 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	985	$1,025	$1.04	44d	1	0.86mi
3918 Las Vistas Ln Unit 4 Weslaco, TX	2.0	2.0	1061	$1,125	$1.06	44d	1	0.87mi
3921 Las Vistas Ln Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	44d	1	0.88mi
1413 Alta Vista Dr Unit 4 Progreso Lakes, TX	3.0	2.0	1087	$1,150	$1.06	44d	1	0.89mi
1404 Alta Vista Dr Unit 3 Progreso Lakes, TX	2.0	2.0	985	$1,075	$1.09	44d	1	0.90mi
3814 Bella Costa Dr Unit 2 Weslaco, TX	3.0	2.0	1087	$1,175	$1.08	44d	1	0.91mi
609 Buena Vista Dr Apt 1 Weslaco, TX	2.0	2.0	888	$750	$0.84	44d	1	1.47mi
1306 E 11th St Unit 11 Weslaco, TX	2.0	2.0	900	$875	$0.97	44d	1	1.48mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: pool

Listing history 7 events

1. 2026-06-21
   days on market $98,500 Active 7 DOM
2. 2026-06-18
   days on market $98,500 Active 5 DOM
3. 2026-06-17
   days on market $98,500 Active 4 DOM
4. 2026-06-16
   days on market $98,500 Active 3 DOM
5. 2026-06-15
   days on market $98,500 Active 2 DOM
6. 2026-06-13
   remarks 526-char remark
7. 2026-06-13
   listed $98,500 Active 1 DOM

ⓘ 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: $1,314 · $110/mo
• Projected year-2 tax: $1,803 · $150/mo
• Expected delta: +$488/yr (+$41/mo · 37.2%)

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 20 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: $14,238
• − Mortgage interest: −$5,518
• − Property taxes: −$1,314
• − Insurance: −$492
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − HOA: −$756
• − Depreciation: −$2,865
• Taxable income: $1,014
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,243/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

+84.1% since first listed

13 events — show timeline

• 2026-06-12 Listed $98,500 MCALLENMLS
• 2026-01-22 Price Changed $87,600 MCALLENMLS
• 2025-11-13 Price Changed $89,600 MCALLENMLS
• 2025-11-02 Price Changed $94,600 MCALLENMLS
• 2025-10-21 Price Changed $98,600 MCALLENMLS
• 2025-09-26 Price Changed $109,000 MCALLENMLS
• 2025-02-28 Listed $118,000 MCALLENMLS
• 2021-03-16 Price Changed $50,000 MCALLENMLS
• 2021-03-11 Sold (Public Records) — Public Records
• 2021-03-11 Sold (MLS) — MCALLENMLS
• 2021-02-02 Pending — MCALLENMLS
• 2021-01-27 Price Changed $53,500 MCALLENMLS
• 2021-01-08 Listed $53,500 MCALLENMLS

Property tax history

+7.4%/yr

Latest (2025): $1,314 · -11.7% YoY. Source: county tax records.