2726 Sierra Vista Dr · Llano Grande, TX 78596

$79,500

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 138 Days on market

Built 1983 2,800 sqft lot Est $72k · 10% over $58/mo HOA · 5% of rent

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Appreciation +4.7/10.0
• ARV discount +2.9/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Fantastic deal on this renovated home at Siesta Village in Weslaco. Looking for a retirement community that has a pool, pickleball, activities, library, game room and great company? Come check out this active lifestyle retirement community! This home offers 2 bedrooms and 1 bathroom with a fully renovated tile shower with clear doors, quality work done on this fully enclosed covered patio, has laminate flooring, new windows and 2 stair access to the home. The kitchen is spacious and inviting, great for cooking with a beautiful butcher block countertop all around. The home has had a facelift and you don't want to miss out on this one! Extra storage room where laundry is also has a sink. Sch

Key facts

• Laminate flooring
• New windows
• Extra storage room

Tags

• FULLY RENOVATED TILE SHOWER
• FULLY ENCLOSED COVERED PATIO
• LAMINATE FLOORING
• NEW WINDOWS
• BUTCHER BLOCK COUNTERTOP
• EXTRA STORAGE ROOM

Property features AI

Finance

• Other: Living area reported from HidalgoCAD
• HOA & community: Mandatory association (Siesta retirement village); Annual association fee of $700; POA mandatory with $200 transfer fee; Community pool; Senior community

Exterior

• Parking: 1 total parking space; 1 covered space; 1 carport (no garage)
• Security: Smoke detector(s)
• Utilities: City sewer; Public water; Electric service
• Home design: Owner occupies the lot; Irregular lot shape; Lot dimensions approximately 40 x 70
• Construction: Vinyl siding; Metal roof; Other foundation
• Exterior features: Gutters/spouting; Rock yard; Covered patio; Storage structure on property; Paved road access; Public water

Interior

• Kitchen: Microwave; Refrigerator; Electric coil stove/range
• Flooring: Carpet; Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate countertops; Ceiling fans; Smoke detector(s); Dryer and washer present; Washer/Dryer connection; Laundry area; Bay window(s); Drapes and mini blinds; Storm windows (energy feature)
• Laundry & utility: Washer and dryer included; Washer/Dryer connection; Electric water heater; Water heater located in other location

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (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: 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: 708 active listings in the ZIP; 19 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 $86 of equity ($550 loan paydown + $-464 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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: 1.36% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.86%
• DSCR: 1.66
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $72,128
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2729 La Quinta Dr	0.23mi	2/1.5	812 (+4%)	14mo	$75,000	$92	69
2813 La Quinta Dr	0.24mi	2/1.0	840 (+7%)	17mo	$53,000	$63	63
2919 Mesa Verde Dr	0.32mi	2/1.5	840 (+7%)	16mo	$79,500	$95	58

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: 12.7%
• Equity multiple: 1.59×
• Total profit: $13,103
• Equity at exit: $20,789

10-year hold

• IRR: 18.2%
• Equity multiple: 2.90×
• Total profit: $42,204
• Equity at exit: $23,224

Cash invested: $22,260 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,080 high
• Mortgage (P&I): −$417
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$33
• HOA: −$58
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $276

Break-even live

Break-even rent $731

Max offer price $79,500

Occupancy floor 69%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.24mi
1630 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	935	$1,095	$1.17	43d	1	0.67mi
1635 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	988	$1,095	$1.11	43d	1	0.67mi
1603 Playa Dr Unit 3 Weslaco, TX	2.0	2.0	1100	$1,150	$1.05	43d	1	0.77mi
1511 Playa Dr Unit 2 Progreso Lakes, TX	3.0	2.0	987	$1,250	$1.27	43d	1	0.79mi
1424 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	825	$995	$1.21	43d	1	0.91mi
1416 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	985	$1,025	$1.04	43d	1	0.94mi
3808 Las Vistas Ln Unit 1 Weslaco, TX	2.0	2.0	928	$1,100	$1.19	43d	1	0.95mi
1413 Alta Vista Dr Unit 4 Progreso Lakes, TX	3.0	2.0	1087	$1,150	$1.06	43d	1	0.97mi
1404 Alta Vista Dr Unit 3 Progreso Lakes, TX	2.0	2.0	985	$1,075	$1.09	43d	1	0.98mi
3918 Las Vistas Ln Unit 4 Weslaco, TX	2.0	2.0	1061	$1,125	$1.06	43d	1	0.98mi
3921 Las Vistas Ln Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	43d	1	0.98mi
3814 Bella Costa Dr Unit 2 Weslaco, TX	3.0	2.0	1087	$1,175	$1.08	43d	1	1.01mi
609 Buena Vista Dr Apt 1 Weslaco, TX	2.0	2.0	888	$750	$0.84	43d	1	1.29mi
604 Buena Vista Dr Weslaco, TX	2.0	2.0	783	$750	$0.96	43d	1	1.34mi
1306 E 11th St Unit 11 Weslaco, TX	2.0	2.0	900	$875	$0.97	43d	1	1.35mi
1810 S Oregon Ave Unit 1810-9 Weslaco, TX	2.0	1.0	850	$795	$0.94	43d	1	1.39mi
1810 S Oregon Ave Unit 622-3 Weslaco, TX	2.0	1.0	850	$855	$1.01	43d	1	1.39mi
1810 S Oregon Ave Unit 1810-14 Weslaco, TX	2.0	1.0	850	$695	$0.82	43d	1	1.39mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-18
   days on market $79,500 Active 138 DOM
2. 2026-06-17
   days on market $79,500 Active 137 DOM
3. 2026-06-16
   days on market $79,500 Active 136 DOM
4. 2026-06-15
   days on market $79,500 Active 135 DOM
5. 2026-06-15
   days on market $79,500 Active 134 DOM
6. 2026-06-13
   days on market $79,500 Active 133 DOM
7. 2026-06-12
   days on market $79,500 Active 132 DOM
8. 2026-06-09
   days on market $79,500 Active 129 DOM
9. 2026-06-08
   days on market $79,500 Active 128 DOM
10. 2026-06-08
    days on market $79,500 Active 127 DOM
11. 2026-06-07
    days on market $79,500 Active 126 DOM
12. 2026-06-03
    days on market $79,500 Active 123 DOM
13. 2026-06-02
    days on market $79,500 Active 122 DOM
14. 2026-06-01
    days on market $79,500 Active 121 DOM
15. 2026-05-31
    days on market $79,500 Active 120 DOM
16. 2026-01-31
    listed $79,500 Active
17. 2024-09-26
    soldstatus
18. 2015-11-23
    soldstatus
19. 2009-04-22
    soldstatus
20. 2009-04-22
    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: $831 · $69/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$624/yr (+$52/mo · 75.1%)

ⓘ 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 6 d/yr ≥110°F today · 18 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: $12,955
• − Mortgage interest: −$4,453
• − Property taxes: −$831
• − Insurance: −$398
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − HOA: −$696
• − Depreciation: −$2,313
• Taxable income: $2,192
• Est. tax owed @ 24.0%: −$526
• After-tax cash flow: $2,781/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

5 events — show timeline

• 2026-01-31 Listed $79,500 MCALLENMLS
• 2024-09-26 Sold (Public Records) — Public Records
• 2015-11-23 Sold (Public Records) — Public Records
• 2009-04-22 Sold (Public Records) — Public Records
• 2009-04-22 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $831 · -15.1% YoY. Source: county tax records.