2718 Mesa Verde Dr · Llano Grande, TX 78596

$65,000

2 bd · 2.0 ba · 840 sqft · Manufactured · 490 Days on market

Built 1980 3,199 sqft lot $77/sqft · 13% below area Est $75k · 13% under $54/mo HOA · 4% of rent ↓ 1% 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 +30.0/30.0
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This manufactured home is a nice 2 bedroom, 2 bath mobile home with a nice Texas room. The kitchen has been updated with new counters and a built-in oven. Mobile is mostly furnished. There is also a storage shed where hot water heater and washer and dryer are located. Home is located in a 55+ community with a beautiful new, large swimming pool and hot tub. Pack your bags and come and join in on the warm weather in South Texas.

Key facts

• Hot tub
• Storage shed
• Updated counters

Tags

• UPDATED COUNTERS
• BUILT-IN OVEN
• STORAGE SHED
• LARGE SWIMMING POOL
• HOT TUB

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% 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: schools F, amenities F, commute 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.
• Market conditions: 708 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $69 of equity ($449 loan paydown + $-380 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 490 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $11k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 490 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.85% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.43%
• DSCR: 2.31
• GRM: 4.5

CMA / ARV

• ARV (median comp): $75,033
• List price: $65,000
• Delta: -13.37%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2729 La Quinta Dr	0.04mi	2/1.5	812 (-3%)	14mo	$75,000	$92	78
2813 La Quinta Dr	0.09mi	2/1.0	840 (0%)	17mo	$53,000	$63	78
2919 Mesa Verde Dr	0.21mi	2/1.5	840 (0%)	16mo	$79,500	$95	75
2721 La Quinta Dr	0.02mi	2/2.0	952 (+13%)	8mo	$83,500	$88	70
3010 Palmetto Dr	0.23mi	2/2.0	924 (+10%)	10mo	$69,900	$76	64

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: 28.8%
• Equity multiple: 2.36×
• Total profit: $24,810
• Equity at exit: $16,997

10-year hold

• IRR: 33.2%
• Equity multiple: 4.57×
• Total profit: $65,000
• Equity at exit: $18,988

Cash invested: $18,200 (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 78596

• Home prices YoY: -0.2%
• Active inventory: 708
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$54
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $446

Break-even live

Break-even rent $637

Max offer price $65,000

Occupancy floor 58%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Laquinta Weslaco, TX	2.0	1.0	984	$1,350	$1.37	43d	1	0.04mi
1635 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	988	$1,095	$1.11	43d	1	0.58mi
1630 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	935	$1,095	$1.17	43d	1	0.58mi
1603 Playa Dr Unit 3 Weslaco, TX	2.0	2.0	1100	$1,150	$1.05	43d	1	0.69mi
1511 Playa Dr Unit 2 Progreso Lakes, TX	3.0	2.0	987	$1,250	$1.27	43d	1	0.71mi
1424 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	825	$995	$1.21	43d	1	0.82mi
3808 Las Vistas Ln Unit 1 Weslaco, TX	2.0	2.0	928	$1,100	$1.19	43d	1	0.84mi
3918 Las Vistas Ln Unit 4 Weslaco, TX	2.0	2.0	1061	$1,125	$1.06	43d	1	0.84mi
1416 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	985	$1,025	$1.04	43d	1	0.84mi
3921 Las Vistas Ln Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	43d	1	0.85mi
1413 Alta Vista Dr Unit 4 Progreso Lakes, TX	3.0	2.0	1087	$1,150	$1.06	43d	1	0.87mi
3814 Bella Costa Dr Unit 2 Weslaco, TX	3.0	2.0	1087	$1,175	$1.08	43d	1	0.88mi
1404 Alta Vista Dr Unit 3 Progreso Lakes, TX	2.0	2.0	985	$1,075	$1.09	43d	1	0.89mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: waterpool

Listing history 20 events

1. 2026-06-18
   days on market $65,000 Active 490 DOM
2. 2026-06-17
   days on market $65,000 Active 489 DOM
3. 2026-06-16
   days on market $65,000 Active 488 DOM
4. 2026-06-15
   days on market $65,000 Active 487 DOM
5. 2026-06-15
   days on market $65,000 Active 486 DOM
6. 2026-06-13
   days on market $65,000 Active 485 DOM
7. 2026-06-12
   days on market $65,000 Active 484 DOM
8. 2026-06-09
   days on market $65,000 Active 481 DOM
9. 2026-06-08
   days on market $65,000 Active 480 DOM
10. 2026-06-08
    days on market $65,000 Active 479 DOM
11. 2026-06-07
    days on market $65,000 Active 478 DOM
12. 2026-06-03
    days on market $65,000 Active 475 DOM
13. 2026-06-02
    days on market $65,000 Active 474 DOM
14. 2026-06-01
    days on market $65,000 Active 473 DOM
15. 2026-05-31
    days on market $65,000 Active 472 DOM
16. 2025-11-10
    price $65,000 433-char remark

    Show marketing remark (433 chars)

    This manufactured home is a nice 2 bedroom, 2 bath mobile home with a nice Texas room. The kitchen has been updated with new counters and a built-in oven. Mobile is mostly furnished. There is also a storage shed where hot water heater and washer and dryer are located. Home is located in a 55+ community with a beautiful new, large swimming pool and hot tub. Pack your bags and come and join in on the warm weather in South Texas.

17. 2025-02-09
    listed $76,000 Active 433-char remark

    Show marketing remark (433 chars)

    This manufactured home is a nice 2 bedroom, 2 bath mobile home with a nice Texas room. The kitchen has been updated with new counters and a built-in oven. Mobile is mostly furnished. There is also a storage shed where hot water heater and washer and dryer are located. Home is located in a 55+ community with a beautiful new, large swimming pool and hot tub. Pack your bags and come and join in on the warm weather in South Texas.

18. 2025-01-11
    listed $82,500 Active
19. 2020-03-09
    historical Withdrawn
20. 2019-11-01
    listed $65,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 48% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $14,423
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − HOA: −$648
• − Depreciation: −$1,891
• Taxable income: $4,635
• Est. tax owed @ 24.0%: −$1,112
• After-tax cash flow: $4,243/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

-1.4% since first listed

5 events — show timeline

• 2025-11-10 Price Changed $65,000 MCALLENMLS
• 2025-02-09 Listed $76,000 MCALLENMLS
• 2025-01-11 Listed $82,500 MCALLENMLS
• 2020-03-09 Delisted — MCALLENMLS
• 2019-11-01 Listed $65,900 MCALLENMLS