188 Lagos Vista Ave · Mercedes, TX 78570

$64,500

3 bd · 2.0 ba · 1,372 sqft · SingleFamily · 99 Days on market

Built 1980 Average condition $47/sqft · 69% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Remarks: This charming fully furnished home offers comfort and functionality in a thoughtfully designed space at Llano Grande 55+ community. It is packed with features, character and is the perfect complement to RV living. The space includes a living room, family room/bar (Texas Room) kitchen, 2 bathrooms and laundry area. . In addition, you will have the option of enjoying indoor/outdoor living by simply opening the family room double doors that access the covered patio. Hurricane shutters repainted, carport, storage shed, 3 mini splits, golf cart included. Most importantly, living at Llano Grande Resort will afford you the opportunity to enjoy all the amenities the park has to offer. These include multiple heated swimming pools, professional tennis courts, an 18-hole golf course, a fitness center, craft classes (quilting,art,woodwork.and many other special events.) A great neighborhood awaits you with so many amenities.

Key facts

• Hurricane shutters
• Covered patio
• Texas room

Tags

• TEXAS ROOM
• COVERED PATIO
• HURRICANE SHUTTERS
• GOLF CART INCLUDED
• HEATED SWIMMING POOLS
• PROFESSIONAL TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $64k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 3.4% in Mercedes — 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 67/100 on livability (#547 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities 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: 392 active listings in the ZIP; 9 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 $3k of equity ($446 loan paydown + $3k appreciation (4.5% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,695 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. Schools are D-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.66% ✓
• Cap rate: 23.21%
• Cash-on-cash: 60.42%
• DSCR: 3.69
• GRM: 3.1

CMA / ARV

• ARV (median comp): $209,433
• List price: $64,500
• Delta: -69.20%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

4.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.9%
• Equity multiple: 4.94×
• Total profit: $71,069
• Equity at exit: $34,707

10-year hold

• IRR: 65.1%
• Equity multiple: 10.18×
• Total profit: $165,703
• Equity at exit: $58,428

Cash invested: $18,060 (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 78570

• Home prices YoY: 1.9%
• Active inventory: 392
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$338
• Tax est. 1.5%: −$81 /mo · $968/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $909

Break-even live

Break-even rent $564

Max offer price $64,500

Occupancy floor 42%

Sensitivity live

Price	-10% $954	-5% $932	+0% $909	+5% $887	+10% $865
Rent	-10% $774	-5% $841	+0% $909	+5% $977	+10% $1,045
Rate	-1.0pp $942	-0.5pp $926	base $909	+0.5pp $893	+1.0pp $876

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
189 Lago Vista St Mercedes, TX	2.0	2.0	1164	$2,000	$1.72	44d	1	0.02mi
2801 Laquinta Weslaco, TX	2.0	1.0	984	$1,350	$1.37	44d	1	1.19mi
3918 Las Vistas Ln Unit 4 Weslaco, TX	2.0	2.0	1061	$1,125	$1.06	44d	1	1.38mi
1635 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	988	$1,095	$1.11	44d	1	1.40mi
3921 Las Vistas Ln Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	44d	1	1.41mi
1630 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	935	$1,095	$1.17	44d	1	1.43mi
3808 Las Vistas Ln Unit 1 Weslaco, TX	2.0	2.0	928	$1,100	$1.19	44d	1	1.45mi
3814 Bella Costa Dr Unit 2 Weslaco, TX	3.0	2.0	1087	$1,175	$1.08	44d	1	1.46mi
1603 Playa Dr Unit 3 Weslaco, TX	2.0	2.0	1100	$1,150	$1.05	44d	1	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $64,500 Active 99 DOM
2. 2026-06-18
   days on market $64,500 Active 97 DOM
3. 2026-06-17
   days on market $64,500 Active 96 DOM
4. 2026-06-16
   days on market $64,500 Active 95 DOM
5. 2026-06-15
   days on market $64,500 Active 94 DOM
6. 2026-06-15
   days on market $64,500 Active 93 DOM
7. 2026-06-13
   days on market $64,500 Active 92 DOM
8. 2026-06-12
   pricedays on market $64,500 Active 91 DOM
9. 2026-06-09
   days on market $72,500 Active 88 DOM
10. 2026-06-08
    days on market $72,500 Active 87 DOM
11. 2026-06-08
    days on market $72,500 Active 86 DOM
12. 2026-06-07
    days on market $72,500 Active 85 DOM
13. 2026-06-03
    days on market $72,500 Active 82 DOM
14. 2026-06-02
    days on market $72,500 Active 81 DOM
15. 2026-06-01
    days on market $72,500 Active 80 DOM
16. 2026-05-31
    days on market $72,500 Active 79 DOM
17. 2026-03-12
    listed $72,500 Active 935-char remark

    Show marketing remark (935 chars)

    Remarks: This charming fully furnished home offers comfort and functionality in a thoughtfully designed space at Llano Grande 55+ community. It is packed with features, character and is the perfect complement to RV living. The space includes a living room, family room/bar (Texas Room) kitchen, 2 bathrooms and laundry area. . In addition, you will have the option of enjoying indoor/outdoor living by simply opening the family room double doors that access the covered patio. Hurricane shutters repainted, carport, storage shed, 3 mini splits, golf cart included. Most importantly, living at Llano Grande Resort will afford you the opportunity to enjoy all the amenities the park has to offer. These include multiple heated swimming pools, professional tennis courts, an 18-hole golf course, a fitness center, craft classes (quilting,art,woodwork.and many other special events.) A great neighborhood awaits you with so many amenities.

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $20,582
• − Mortgage interest: −$3,613
• − Property taxes: −$968
• − Insurance: −$322
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$1,876
• Taxable income: $10,510
• Est. tax owed @ 24.0%: −$2,522
• After-tax cash flow: $8,389/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.

Condition & rehab AI · 9 photos

Average 55/100 Cosmetic rehab

This fully furnished home in Llano Grande 55+ community is in average condition with minor cosmetic updates needed to enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace curtains — Freshens up the interior and improves rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace curtains — Freshens up the interior and improves rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Mercedes

• Score: 67/100
• State rank: #547
• US rank: #10619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mercedes, TX
• City population: 33,596
• Population (ZIP): 33,596

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 44% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 20% · Canada
• Languages at home: 18% English-only · Spanish 82%

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: ▲ 4.53%
• Current HPI: 238.8386
• 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 event — show timeline

• 2026-03-12 Listed $72,500 MCALLENMLS