3126 San Jacinto Dr · Llano Grande, TX 78596

$115,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 218 Days on market

Built 1991 3,998 sqft lot $95/sqft · 65% above area $58/mo HOA · 5% of rent

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Why this score? — see what drove the C 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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• 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 home is a nice spacious 3 bedroom, 2 bath mobile home with an additional spacious room that can be used as a dining room, family room or office space. The home is mostly furnished, well maintained with many updates and move in ready. There is a roomy kitchen with an island and lots of storage space. The floor plan that flows from the kitchen to eating area and living room area with laminate flooring throughout the mobile. The home has a step-down area for a third bedroom and a small work/storage area. Home has a metal roof with solar panels on the roof. There is a nice patio area as well as a nice sized carport. The hot water heater was updated last year. The primary bath has an added walk-in tub for your enjoyment. Home is located in a 55+ community with a beautiful new, large swimming pool and hot tub, billiards, shuffleboard courts and a library. A very active community with lots of dinners and dances, card playing, as well as arts and crafts.

Key facts

• Metal roof
• Roomy kitchen
• Spacious room

Tags

• SPACIOUS ROOM
• ROOMY KITCHEN
• ISLAND
• LOTS OF STORAGE SPACE
• METAL ROOF
• SOLAR PANELS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $49 ($589/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (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: 711 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $123 of equity ($795 loan paydown + $-672 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 218 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.12% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (median comp): $69,500
• List price: $115,000
• Delta: 65.47%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3124 Palmetto Dr	0.17mi	2/2.0 (-1)	1,212 (-0%)	14mo	$85,900	$71	74
3102 Palmetto Dr	0.17mi	2/2.0 (-1)	1,350 (+11%)	2mo	$59,900	$44	67
2808 Mesa Verde Dr	0.20mi	3/2.0	1,372 (+13%)	3mo	$69,500	$51	67
3120 Boca Chica Dr	0.08mi	2/2.0 (-1)	1,056 (-13%)	3mo	$115,000	$109	66
2717 Mesa Verde Dr	0.27mi	2/1.5 (-1)	1,158 (-5%)	24mo	$60,000	$52	53
3020 Sonora Dr	0.24mi	2/2.0 (-1)	1,372 (+13%)	15mo	$130,000	$95	50
3007 Sonora Dr	0.27mi	2/2.0 (-1)	1,056 (-13%)	15mo	$86,500	$82	48

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: -2.2%
• Equity multiple: 0.90×
• Total profit: $-3,233
• Equity at exit: $30,072

10-year hold

• IRR: 4.1%
• Equity multiple: 1.42×
• Total profit: $13,376
• Equity at exit: $33,595

Cash invested: $32,200 (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: 711
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$603
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$48
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$58
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $49

Break-even live

Break-even rent $1,226

Max offer price $115,000

Occupancy floor 91%

Sensitivity live

Price	-10% $114	-5% $82	+0% $49	+5% $17	+10% $-16
Rent	-10% $-53	-5% $-2	+0% $49	+5% $100	+10% $151
Rate	-1.0pp $107	-0.5pp $78	base $49	+0.5pp $19	+1.0pp $-11

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Laquinta Weslaco, TX	2.0	1.0	984	$1,350	$1.37	45d	1	0.18mi
2004 Ginger Ave Weslaco, TX	3.0	2.0	1332	$1,600	$1.20	45d	1	0.70mi
2101 Brightwood Ave Weslaco, TX	3.0	2.0	1494	$1,750	$1.17	46d	1	0.71mi
1635 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	988	$1,095	$1.11	45d	1	0.79mi
1630 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	935	$1,095	$1.17	45d	1	0.80mi
1603 Playa Dr Unit 3 Weslaco, TX	2.0	2.0	1100	$1,150	$1.05	45d	1	0.90mi
1511 Playa Dr Unit 2 Progreso Lakes, TX	3.0	2.0	987	$1,250	$1.27	45d	1	0.93mi
1424 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	825	$995	$1.21	45d	1	1.03mi
3808 Las Vistas Ln Unit 1 Weslaco, TX	2.0	2.0	928	$1,100	$1.19	45d	1	1.05mi
3918 Las Vistas Ln Unit 4 Weslaco, TX	2.0	2.0	1061	$1,125	$1.06	45d	1	1.05mi
1416 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	985	$1,025	$1.04	45d	1	1.06mi
3921 Las Vistas Ln Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	45d	1	1.07mi
1413 Alta Vista Dr Unit 4 Progreso Lakes, TX	3.0	2.0	1087	$1,150	$1.06	45d	1	1.09mi
3814 Bella Costa Dr Unit 2 Weslaco, TX	3.0	2.0	1087	$1,175	$1.08	45d	1	1.10mi
1404 Alta Vista Dr Unit 3 Progreso Lakes, TX	2.0	2.0	985	$1,075	$1.09	45d	1	1.10mi
189 Lago Vista St Mercedes, TX	2.0	2.0	1164	$2,000	$1.72	45d	1	1.19mi

HOA detail

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

Listing history 12 events

1. 2026-06-01
   days on market $115,000 Active 218 DOM
2. 2026-05-31
   days on market $115,000 Active 217 DOM
3. 2026-02-06
   price $115,000 973-char remark

   Show marketing remark (973 chars)

   This home is a nice spacious 3 bedroom, 2 bath mobile home with an additional spacious room that can be used as a dining room, family room or office space. The home is mostly furnished, well maintained with many updates and move in ready. There is a roomy kitchen with an island and lots of storage space. The floor plan that flows from the kitchen to eating area and living room area with laminate flooring throughout the mobile. The home has a step-down area for a third bedroom and a small work/storage area. Home has a metal roof with solar panels on the roof. There is a nice patio area as well as a nice sized carport. The hot water heater was updated last year. The primary bath has an added walk-in tub for your enjoyment. Home is located in a 55+ community with a beautiful new, large swimming pool and hot tub, billiards, shuffleboard courts and a library. A very active community with lots of dinners and dances, card playing, as well as arts and crafts.

4. 2025-10-23
   listed $125,000 Active 973-char remark

   Show marketing remark (973 chars)

   This home is a nice spacious 3 bedroom, 2 bath mobile home with an additional spacious room that can be used as a dining room, family room or office space. The home is mostly furnished, well maintained with many updates and move in ready. There is a roomy kitchen with an island and lots of storage space. The floor plan that flows from the kitchen to eating area and living room area with laminate flooring throughout the mobile. The home has a step-down area for a third bedroom and a small work/storage area. Home has a metal roof with solar panels on the roof. There is a nice patio area as well as a nice sized carport. The hot water heater was updated last year. The primary bath has an added walk-in tub for your enjoyment. Home is located in a 55+ community with a beautiful new, large swimming pool and hot tub, billiards, shuffleboard courts and a library. A very active community with lots of dinners and dances, card playing, as well as arts and crafts.

5. 2023-02-23
   soldstatus
6. 2023-02-21
   soldstatus Sold 898-char remark

   Show marketing remark (898 chars)

   This manufactured home is a nice 3 bedroom, 2 bath mobile home with an additional spacious room that can be used as a dining room, family room or office space(or any combination you want). The home is unfurnished. Well maintained with many updates and move in ready. Mobile has a roomy kitchen with an island and lots of storage space. The floor plan that flows from the kitchen to eating area and living room area with laminate flooring throughout the mobile. The home has a step down area for a third bedroom and a small work/storage area. Home has a metal roof with solar panels on the roof. There is a nice patio area as well as a nice sized carport. Home is located in a 55+ community with a beautiful new, large swimming pool and hot tub, billiards, shuffleboard courts and a library. A very active community with lots of dinners and dances, card playing, as well as arts and crafts.

7. 2023-02-07
   status Pending 898-char remark

   Show marketing remark (898 chars)

   This manufactured home is a nice 3 bedroom, 2 bath mobile home with an additional spacious room that can be used as a dining room, family room or office space(or any combination you want). The home is unfurnished. Well maintained with many updates and move in ready. Mobile has a roomy kitchen with an island and lots of storage space. The floor plan that flows from the kitchen to eating area and living room area with laminate flooring throughout the mobile. The home has a step down area for a third bedroom and a small work/storage area. Home has a metal roof with solar panels on the roof. There is a nice patio area as well as a nice sized carport. Home is located in a 55+ community with a beautiful new, large swimming pool and hot tub, billiards, shuffleboard courts and a library. A very active community with lots of dinners and dances, card playing, as well as arts and crafts.

8. 2023-01-27
   price $75,500 898-char remark

   Show marketing remark (898 chars)

   This manufactured home is a nice 3 bedroom, 2 bath mobile home with an additional spacious room that can be used as a dining room, family room or office space(or any combination you want). The home is unfurnished. Well maintained with many updates and move in ready. Mobile has a roomy kitchen with an island and lots of storage space. The floor plan that flows from the kitchen to eating area and living room area with laminate flooring throughout the mobile. The home has a step down area for a third bedroom and a small work/storage area. Home has a metal roof with solar panels on the roof. There is a nice patio area as well as a nice sized carport. Home is located in a 55+ community with a beautiful new, large swimming pool and hot tub, billiards, shuffleboard courts and a library. A very active community with lots of dinners and dances, card playing, as well as arts and crafts.

9. 2023-01-02
   price $81,900 898-char remark

   Show marketing remark (898 chars)

   This manufactured home is a nice 3 bedroom, 2 bath mobile home with an additional spacious room that can be used as a dining room, family room or office space(or any combination you want). The home is unfurnished. Well maintained with many updates and move in ready. Mobile has a roomy kitchen with an island and lots of storage space. The floor plan that flows from the kitchen to eating area and living room area with laminate flooring throughout the mobile. The home has a step down area for a third bedroom and a small work/storage area. Home has a metal roof with solar panels on the roof. There is a nice patio area as well as a nice sized carport. Home is located in a 55+ community with a beautiful new, large swimming pool and hot tub, billiards, shuffleboard courts and a library. A very active community with lots of dinners and dances, card playing, as well as arts and crafts.

10. 2022-11-20
    listed $86,900 Active 898-char remark

    Show marketing remark (898 chars)

    This manufactured home is a nice 3 bedroom, 2 bath mobile home with an additional spacious room that can be used as a dining room, family room or office space(or any combination you want). The home is unfurnished. Well maintained with many updates and move in ready. Mobile has a roomy kitchen with an island and lots of storage space. The floor plan that flows from the kitchen to eating area and living room area with laminate flooring throughout the mobile. The home has a step down area for a third bedroom and a small work/storage area. Home has a metal roof with solar panels on the roof. There is a nice patio area as well as a nice sized carport. Home is located in a 55+ community with a beautiful new, large swimming pool and hot tub, billiards, shuffleboard courts and a library. A very active community with lots of dinners and dances, card playing, as well as arts and crafts.

11. 2012-03-07
    soldstatus
12. 2004-02-17
    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: $1,293 · $108/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$811/yr (+$68/mo · 62.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AH · 20% 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 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: $15,462
• − Mortgage interest: −$6,442
• − Property taxes: −$1,293
• − Insurance: −$2,400
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − HOA: −$696
• − Depreciation: −$3,345
• Taxable loss: −$1,188
• Est. tax savings @ 24.0%: +$285
• After-tax cash flow: $874/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

+32.3% since first listed

10 events — show timeline

• 2026-02-06 Price Changed $115,000 MCALLENMLS
• 2025-10-23 Listed $125,000 MCALLENMLS
• 2023-02-23 Sold (Public Records) — Public Records
• 2023-02-21 Sold (MLS) — MCALLENMLS
• 2023-02-07 Pending — MCALLENMLS
• 2023-01-27 Price Changed $75,500 MCALLENMLS
• 2023-01-02 Price Changed $81,900 MCALLENMLS
• 2022-11-20 Listed $86,900 MCALLENMLS
• 2012-03-07 Sold (Public Records) — Public Records
• 2004-02-17 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,293 · -18.5% YoY. Source: county tax records.