2237 Hidalgo St · Mercedes, TX 78570

$78,000

2 bd · 2.0 ba · 1,170 sqft · Manufactured public records · 120 Days on market

Built 1986 3,800 sqft lot $67/sqft · 12% above area Est $70k · 12% over $58/mo HOA · 3% of rent ↓ 13% since listing

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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
• 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
• ARV discount +2.0/15.0

Listing remarks MLS

This cute and affordable 2 bed/2 bath mobile home in Llano Grande Lakes is calling you home. Walk in to a big welcoming Texas room that connects you to a large kitchen with lots of counter/cabinet space. To the right is another living area and the dining room. Also off the Texas room is the back door that takes you to a comfortable covered patio with an attached hobby/storage room. Each bedroom has it's own bath and are on opposite sides of the home. Laundry room located between kitchen and master bedroom. Owner just installed 3 wall ac/heat units. (similar to split units) Don't hesitate too long......this hidden gem won't last!

Key facts

• Hobby storage room
• Laundry room
• Large kitchen

Tags

• LARGE KITCHEN
• COVERED PATIO
• HOBBY STORAGE ROOM
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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; 4 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 $4k of equity ($539 loan paydown + $4k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $70,980 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
6. 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?
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: 2.16% ✓
• Cap rate: 17.53%
• Cash-on-cash: 40.14%
• DSCR: 2.79
• GRM: 3.9

CMA / ARV

• ARV (median comp): $69,500
• List price: $78,000
• Delta: 12.23%
• Verdict: OVERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 47.8%
• Equity multiple: 3.86×
• Total profit: $62,473
• Equity at exit: $41,972

10-year hold

• IRR: 46.1%
• Equity multiple: 7.86×
• Total profit: $149,808
• Equity at exit: $70,657

Cash invested: $21,840 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$32
• HOA: −$58
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $731

Break-even live

Break-even rent $757

Max offer price $78,000

Occupancy floor 52%

Sensitivity live

Price	-10% $775	-5% $753	+0% $731	+5% $708	+10% $686
Rent	-10% $598	-5% $664	+0% $731	+5% $797	+10% $863
Rate	-1.0pp $770	-0.5pp $750	base $731	+0.5pp $710	+1.0pp $690

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.34mi
2801 Laquinta Weslaco, TX	2.0	1.0	984	$1,350	$1.37	44d	1	1.46mi
3918 Las Vistas Ln Unit 4 Weslaco, TX	2.0	2.0	1061	$1,125	$1.06	44d	1	1.47mi
3921 Las Vistas Ln Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	44d	1	1.50mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 20 events

1. 2026-06-21
   days on market $78,000 Active 120 DOM
2. 2026-06-18
   days on market $78,000 Active 118 DOM
3. 2026-06-17
   days on market $78,000 Active 117 DOM
4. 2026-06-16
   days on market $78,000 Active 116 DOM
5. 2026-06-15
   days on market $78,000 Active 115 DOM
6. 2026-06-15
   days on market $78,000 Active 114 DOM
7. 2026-06-13
   days on market $78,000 Active 113 DOM
8. 2026-06-12
   days on market $78,000 Active 112 DOM
9. 2026-06-09
   days on market $78,000 Active 109 DOM
10. 2026-06-08
    days on market $78,000 Active 108 DOM
11. 2026-06-08
    days on market $78,000 Active 107 DOM
12. 2026-06-07
    days on market $78,000 Active 106 DOM
13. 2026-06-03
    days on market $78,000 Active 103 DOM
14. 2026-06-02
    days on market $78,000 Active 102 DOM
15. 2026-06-01
    days on market $78,000 Active 101 DOM
16. 2026-05-31
    days on market $78,000 Active 100 DOM
17. 2026-03-13
    price $78,000 642-char remark

    Show marketing remark (642 chars)

    This cute and affordable 2 bed/2 bath mobile home in Llano Grande Lakes is calling you home. Walk in to a big welcoming Texas room that connects you to a large kitchen with lots of counter/cabinet space. To the right is another living area and the dining room. Also off the Texas room is the back door that takes you to a comfortable covered patio with an attached hobby/storage room. Each bedroom has it's own bath and are on opposite sides of the home. Laundry room located between kitchen and master bedroom. Owner just installed 3 wall ac/heat units. (similar to split units) Don't hesitate too long......this hidden gem won't last!

18. 2026-02-20
    listed $89,900 Active 642-char remark

    Show marketing remark (642 chars)

    This cute and affordable 2 bed/2 bath mobile home in Llano Grande Lakes is calling you home. Walk in to a big welcoming Texas room that connects you to a large kitchen with lots of counter/cabinet space. To the right is another living area and the dining room. Also off the Texas room is the back door that takes you to a comfortable covered patio with an attached hobby/storage room. Each bedroom has it's own bath and are on opposite sides of the home. Laundry room located between kitchen and master bedroom. Owner just installed 3 wall ac/heat units. (similar to split units) Don't hesitate too long......this hidden gem won't last!

19. 2004-07-06
    soldstatus
20. 2002-03-26
    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: $1,183 · $99/mo
• Projected year-2 tax: $1,427 · $119/mo
• Expected delta: +$244/yr (+$20/mo · 20.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 47% 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: $20,182
• − Mortgage interest: −$4,369
• − Property taxes: −$1,183
• − Insurance: −$390
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − HOA: −$696
• − Depreciation: −$2,269
• Taxable income: $8,046
• Est. tax owed @ 24.0%: −$1,931
• After-tax cash flow: $6,836/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

-13.2% since first listed

4 events — show timeline

• 2026-03-13 Price Changed $78,000 MCALLENMLS
• 2026-02-20 Listed $89,900 MCALLENMLS
• 2004-07-06 Sold (Public Records) — Public Records
• 2002-03-26 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,183 · -0.8% YoY. Source: county tax records.