3118 Primrose Dr · Weslaco, TX 78596

$120,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 307 Days on market

Manufactured home Built 2019 Good condition 6,098 sqft lot $99/sqft · 24% below area Est $159k · 24% under ↓ 23% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Appreciation +4.9/10.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -4.3

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bathroom mobile home located in the heart of Weslaco! Perfectly situated near the expressway, this home offers convenient access to shopping, dining, and entertainment. Inside, you'll find a cozy and inviting layout, ideal for comfortable living. The exterior features an attached carport, providing covered parking and extra convenience. Whether you're a first-time buyer or looking to downsize, this home delivers functionality and charm in a prime location. Don't miss out on this affordable gem-schedule your showing today!

Key facts

• Attached carport
• Convenient access
• Prime location

Tags

• ATTACHED CARPORT
• CONVENIENT ACCESS
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-10 ($-115/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (21.0% below list).
• Recommended offer: $95k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.2% in Weslaco — 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 72/100 on livability (#277 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment 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.
• Zoned schools: Memorial El (math 40% / reading 50%, grade D-, #1,133 of 4,322 statewide, top 27%, 1,075 students, 67% FRL); Central Middle (math 33% / reading 40%, grade F, #786 of 1,662 statewide, top 48%, 974 students, 70% FRL); Weslaco H S (math 25% / reading 33%, grade F, #1,147 of 1,632 statewide, top 71%, 2,553 students, 73% FRL).
• Market conditions: 800 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 77% 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 $129 of equity ($830 loan paydown + $-701 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 307 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: major flood risk; 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 $94,846 (21.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (median comp): $158,688
• List price: $120,000
• Delta: -24.38%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2409 Via Roma Ln	0.95mi	3/2.0	1,200 (-1%)	2mo	$189,975	$158	61
2278 Via Roma Rd	0.95mi	3/2.0	1,250 (+3%)	0mo	$215,000	$172	60
2292 Via Roma Rd	0.88mi	3/2.0	1,236 (+2%)	2mo	$199,500	$161	60
1909 Sage Dr	0.68mi	3/2.0	1,308 (+8%)	2mo	$209,900	$160	54
2320 Victoriano St	0.88mi	3/2.0	1,310 (+8%)	0mo	$207,400	$158	52
2261 Victoriano St	0.96mi	3/2.0	1,360 (+12%)	2mo	$189,500	$139	44
2396 Venice Rd	1.01mi	3/2.0	1,050 (-14%)	2mo	$172,000	$164	41
2400 Via Roma Ln	0.88mi	4/2.0 (+1)	1,350 (+11%)	1mo	$217,000	$161	40
2441 Via Roma Rd	0.95mi	4/2.0 (+1)	1,348 (+11%)	2mo	$219,500	$163	40
2401 Via Roma Ln	0.95mi	4/2.0 (+1)	1,357 (+12%)	2mo	$217,000	$160	39
2815 Roselawn Dr	0.64mi	4/2.0 (+1)	1,520 (+25%)	2mo	$158,400	$104	38
508 Casandra Dr	0.80mi	4/2.0 (+1)	1,493 (+23%)	0mo	$204,900	$137	35

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: -4.9%
• Equity multiple: 0.78×
• Total profit: $-7,409
• Equity at exit: $31,380

10-year hold

• IRR: 1.4%
• Equity multiple: 1.14×
• Total profit: $4,801
• Equity at exit: $35,056

Cash invested: $33,600 (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 →

Active competition Active MLS

• For sale now: 5 active
• Median asking: $149,000 ($126/sqft)
• Median days on market: 197 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +3.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78596

• Home prices YoY: -0.2%
• Active inventory: 800
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $948 high
• Mortgage (P&I): −$629
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$50
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $-10

Break-even live

Break-even rent $961

Max offer price $118,300

Occupancy floor 96%

Sensitivity live

Price	-10% $58	-5% $24	+0% $-10	+5% $-44	+10% $-78
Rent	-10% $-85	-5% $-47	+0% $-10	+5% $28	+10% $65
Rate	-1.0pp $51	-0.5pp $21	base $-10	+0.5pp $-41	+1.0pp $-72

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: $30,000
• Closing costs: $3,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 Beverly Ave Unit 1 Weslaco, TX	2.0	2.0	986	$1,050	$1.06	93d	1	0.23mi
1322 Beverly Ave Unit 3 Weslaco, TX	3.0	2.0	1050	$1,350	$1.29	72d	1	0.24mi
1319 San Vicente Unit 1 Weslaco, TX	3.0	2.0	1100	$1,350	$1.23	72d	1	0.29mi
1405 San Vicente Unit 1 Weslaco, TX	3.0	2.0	1064	$1,175	$1.10	16d	1	0.29mi
1409 San Vicente Weslaco, TX	3.0	2.0	1150	$1,250	$1.09	93d	1	0.29mi
1413 Vine Ave Unit 4 Weslaco, TX	3.0	2.0	1100	$1,300	$1.18	16d	1	0.36mi
2816 Brown St Unit B Weslaco, TX	2.0	2.0	1000	$950	$0.95	93d	1	0.52mi
1816 Columbia St Unit D Weslaco, TX	2.0	2.0	1000	$1,000	$1.00	16d	1	0.53mi
2211 Tomatillo Dr Weslaco, TX	3.0	2.0	1361	$2,200	$1.62	72d	1	0.53mi
1900 Columbia St Unit D Weslaco, TX	2.0	2.0	1000	$1,050	$1.05	63d	1	0.56mi
3099 Briggs Rd Weslaco, TX	2.0	2.0	995	$1,200	$1.21	16d	1	0.97mi
3086 Briggs Rd Unit B Midway South, TX	2.0	3.0	1050	$1,300	$1.24	72d	1	0.99mi
3707 U.S. 83 Business Unit 464 Donna, TX	3.0	2.0	960	$799	$0.83	16d	1	1.20mi
3707 U.S. 83 Business Unit 442 Donna, TX	3.0	2.0	960	$799	$0.83	93d	1	1.20mi
3707 U.S. 83 Business Unit 333 Donna, TX	3.0	2.0	960	$899	$0.94	93d	1	1.20mi
3707 U.S. 83 Business Unit 431 Donna, TX	3.0	2.0	960	$799	$0.83	72d	1	1.20mi
408 Sparrow Rd #4 Weslaco, TX	3.0	2.0	1185	$1,400	$1.18	63d	1	1.32mi
412 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	72d	1	1.33mi
503 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1000	$1,300	$1.30	70d	1	1.36mi
2613 Mockingbird Rd Unit D Weslaco, TX	2.0	2.0	973	$1,200	$1.23	93d	1	1.41mi
2608 Mockingbird Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,380	$1.17	70d	1	1.43mi
700 Oriole Rd #2 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	93d	1	1.50mi

Listing history 9 events

1. 2026-05-31
   days on market $120,000 Active 307 DOM
2. 2025-11-14
   status Active 566-char remark

   Show marketing remark (566 chars)

   Welcome to this charming 3-bedroom, 2-bathroom mobile home located in the heart of Weslaco! Perfectly situated near the expressway, this home offers convenient access to shopping, dining, and entertainment. Inside, you'll find a cozy and inviting layout, ideal for comfortable living. The exterior features an attached carport, providing covered parking and extra convenience. Whether you're a first-time buyer or looking to downsize, this home delivers functionality and charm in a prime location. Don't miss out on this affordable gem-schedule your showing today!

3. 2025-10-25
   status Pending 566-char remark

   Show marketing remark (566 chars)

   Welcome to this charming 3-bedroom, 2-bathroom mobile home located in the heart of Weslaco! Perfectly situated near the expressway, this home offers convenient access to shopping, dining, and entertainment. Inside, you'll find a cozy and inviting layout, ideal for comfortable living. The exterior features an attached carport, providing covered parking and extra convenience. Whether you're a first-time buyer or looking to downsize, this home delivers functionality and charm in a prime location. Don't miss out on this affordable gem-schedule your showing today!

4. 2025-10-16
   historical Option 566-char remark

   Show marketing remark (566 chars)

   Welcome to this charming 3-bedroom, 2-bathroom mobile home located in the heart of Weslaco! Perfectly situated near the expressway, this home offers convenient access to shopping, dining, and entertainment. Inside, you'll find a cozy and inviting layout, ideal for comfortable living. The exterior features an attached carport, providing covered parking and extra convenience. Whether you're a first-time buyer or looking to downsize, this home delivers functionality and charm in a prime location. Don't miss out on this affordable gem-schedule your showing today!

5. 2025-07-07
   listed $120,000 Active 566-char remark

   Show marketing remark (566 chars)

   Welcome to this charming 3-bedroom, 2-bathroom mobile home located in the heart of Weslaco! Perfectly situated near the expressway, this home offers convenient access to shopping, dining, and entertainment. Inside, you'll find a cozy and inviting layout, ideal for comfortable living. The exterior features an attached carport, providing covered parking and extra convenience. Whether you're a first-time buyer or looking to downsize, this home delivers functionality and charm in a prime location. Don't miss out on this affordable gem-schedule your showing today!

6. 2025-04-14
   price $120,000
7. 2025-03-18
   price $145,000
8. 2025-01-06
   price $149,999
9. 2024-12-12
   listed $155,000 Active

ⓘ 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: $955 · $80/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$1,241/yr (+$103/mo · 129.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $11,382
• − Mortgage interest: −$6,722
• − Property taxes: −$955
• − Insurance: −$600
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$3,491
• Taxable loss: −$2,208
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $414/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $6,080–$18,240 screening

This charming 3-bedroom, 2-bathroom mobile home in Weslaco is in good condition with a good rehab level, ready for a new owner.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Memorial El D- TX #1,133/4,322 Nat'l #15,897/41,679 Middle Central Middle F TX #786/1,662 Nat'l #7,065/14,009 High Weslaco H S F TX #1,147/1,632 Nat'l #11,621/17,239

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

B Composite livability gradescore 72/100

Livability — Weslaco

• Score: 72/100
• State rank: #277
• US rank: #6469

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weslaco, TX
• County: Hidalgo · 955,232 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 38,942
• Household income: $53,797
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 11% of renters

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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%

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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%

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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

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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

-22.6% since first listed

8 events — show timeline

• 2025-11-14 Relisted — MCALLENMLS
• 2025-10-25 Pending — MCALLENMLS
• 2025-10-16 Contingent — MCALLENMLS
• 2025-07-07 Listed $120,000 MCALLENMLS
• 2025-04-14 Price Changed $120,000 MCALLENMLS
• 2025-03-18 Price Changed $145,000 MCALLENMLS
• 2025-01-06 Price Changed $149,999 MCALLENMLS
• 2024-12-12 Listed $155,000 MCALLENMLS

Property tax history

-4.3%/yr

Latest (2025): $955 · +9.8% YoY. Source: county tax records.