2072 Cordoba East · Mercedes, TX 78570

$37,500

1 bd · 1.0 ba · 2,887 sqft · Manufactured · 16 Days on market

Built 2022 2,887 sqft lot

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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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Welcome to one of the most sought-after resorts in the Rio Grande Valley, where luxury meets leisure! This incredible RV lot comes with a charming casita and a spacious screened-in patio, featuring gorgeous tile flooring throughout—perfect for enjoying the view or hosting unforgettable gatherings with friends and family. As a resident of this premier park, you’ll have access to a wealth of top-tier amenities, including pickleball and tennis courts, four sparkling pools, library, fitness center, and even a wood shop and quilting club for your creative side. Plus, the lively event center hosts exciting dances and social events that will keep you entertained year-round. For golf enthusiasts, you'll love the easy access to a stunning 18-hole, Par 72 course just outside the park. And for your furry friends, the dog parks are just a short walk away! Join an active community of 55+ residents and dive into a world of fun, with endless activities. It’s the ultimate resort lifestyle!

Key facts

• Screened-in patio
• Four sparkling pools
• Charming casita

Tags

• CHARMING CASITA
• SCREENED-IN PATIO
• TILE FLOORING
• PICKLEBALL AND TENNIS COURTS
• FOUR SPARKLING POOLS
• LIBRARY

Property features AI

Finance

• HOA & community: Mandatory POA; No homeowners association reported; Community features: gated community, golf, pool, sidewalks; Designated as a senior community

Exterior

• Parking: No garage or carport
• Utilities: Public water
• Home design: Resort/community lot (Llano Grande Lake Park Resort & CC North); Living area reported by Cameron CAD
• Construction: Slab foundation; Composition shingle roof; No construction materials specified
• Exterior features: Chain link and electric fencing; Paved road access; In-ground pool

Interior

• Kitchen: Electric water heater; Other kitchen appliances
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Countertops: other or none; No window coverings

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $38k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $37k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.0% vs local median 3.3% 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: 390 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($259 loan paydown + $2k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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

• Watch-outs: property tax is 3.6% of price.
• 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 $36,937 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 3.07% ✓
• Cap rate: 24.97%
• Cash-on-cash: 66.69%
• DSCR: 3.97
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 72.9%
• Equity multiple: 5.27×
• Total profit: $44,861
• Equity at exit: $20,179

10-year hold

• IRR: 71.2%
• Equity multiple: 10.91×
• Total profit: $104,101
• Equity at exit: $33,970

Cash invested: $10,500 (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: 390
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$197
• Tax from tax record: −$113 /mo · $1,352/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $584

Break-even live

Break-even rent $411

Max offer price $37,500

Occupancy floor 44%

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1604 Shadow CRK Unit 1 Weslaco, TX	2.0	2.0	4100	$1,150	$0.28	44d	1	1.07mi

Listing history 13 events

1. 2026-06-18
   days on market $37,500 Active 16 DOM
2. 2026-06-17
   days on market $37,500 Active 15 DOM
3. 2026-06-16
   days on market $37,500 Active 14 DOM
4. 2026-06-15
   days on market $37,500 Active 13 DOM
5. 2026-06-15
   days on market $37,500 Active 12 DOM
6. 2026-06-13
   days on market $37,500 Active 11 DOM
7. 2026-06-12
   days on market $37,500 Active 10 DOM
8. 2026-06-09
   days on market $37,500 Active 7 DOM
9. 2026-06-08
   days on market $37,500 Active 6 DOM
10. 2026-06-08
    days on market $37,500 Active 5 DOM
11. 2026-06-07
    days on market $37,500 Active 4 DOM
12. 2026-06-03
    remarks 687-char remark
13. 2026-06-03
    listed $37,500 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: $1,352 · $113/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 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: $13,800
• − Mortgage interest: −$2,101
• − Property taxes: −$1,352
• − Insurance: −$188
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,091
• Taxable income: $6,861
• Est. tax owed @ 24.0%: −$1,647
• After-tax cash flow: $5,356/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 — 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

+7.4% since first listed

16 events — show timeline

• 2026-06-02 Listed $37,500 MCALLENMLS
• 2025-11-21 Sold (MLS) — MCALLENMLS
• 2025-11-11 Pending — RGVMLS
• 2025-11-06 Sold (Public Records) — Public Records
• 2025-11-06 Sold (MLS) — RGVMLS
• 2025-08-21 Price Changed $46,000 RGVMLS
• 2025-08-21 Price Changed $46,000 MCALLENMLS
• 2025-05-19 Price Changed $52,500 RGVMLS
• 2025-05-16 Listed $55,500 RGVMLS
• 2025-05-16 Listed $52,500 MCALLENMLS
• 2023-02-12 Price Changed $48,000 MCALLENMLS
• 2022-12-05 Price Changed $53,500 MCALLENMLS
• 2022-06-27 Listed $58,000 MCALLENMLS
• 2021-11-09 Sold (Public Records) — Public Records
• 2020-01-16 Sold (Public Records) — Public Records
• 2015-08-31 Price Changed $34,900 MCALLENMLS

Property tax history

+7.5%/yr

Latest (2025): $1,352 · +1.7% YoY. Source: county tax records.