2815 Mesa Verde Dr · Llano Grande, TX 78596

$53,000

2 bd · 1.0 ba · 910 sqft · Manufactured · 7 Days on market

Built 1986 Fair condition 3,599 sqft lot $58/sqft · 8% below area Est $58k · 8% under $54/mo HOA · 4% of rent ↓ 9% since listing

---

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
• ARV discount +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Come and see this 2 bedroom 1 bath mobile home on an owned lot. The mobile comes furnished and there is a shed also for storage. The mobile has all flooring and no carpet. There is room to add a second bath if you prefer and still clear the easements. The carport is super long, which could have a Texas room added and still have room to park. The property is renter occupied until end of May.

Key facts

• 3,599 sq ft lot
• Garage
• Built 1986

Property features AI

Finance

• Other: Building area recorded as 910 (units recorded separately); Lot dimensions approximately 40 x 90
• HOA & community: Mandatory association membership; Annual association fee of $650; POA transfer fee of $200; Community pool; Senior community

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car carport (attached); Garage faces side (no enclosed garage spaces listed)
• Security: Smoke detector(s)
• Utilities: Public water; City sewer; Electric service for heating and cooling
• Home design: Single-story residence; Own lot; Facing direction not specified; Living area recorded from HidalgoCAD
• Construction: Aluminum siding; Composition shingle roof; Other foundation
• Exterior features: Rock yard; Storage structure on property; Paved road access; Public water service; City sewer

Interior

• Kitchen: Electric water heater; No conveying appliances
• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Laminate and vinyl flooring; Laminate countertops; Ceiling fans; Mini blinds on windows; Smoke detectors
• Laundry & utility: Dedicated laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $53k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).

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: 710 active listings in the ZIP; 13 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 $56 of equity ($366 loan paydown + $-310 appreciation (-0.6% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• 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 $53,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.28% ✓
• Cap rate: 18.39%
• Cash-on-cash: 43.22%
• DSCR: 2.92
• GRM: 3.7

CMA / ARV

• ARV (median comp): $57,876
• List price: $53,000
• Delta: -13.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2801 La Quinta Dr	0.05mi	2/1.0	984 (+8%)	7mo	$59,900	$61	78
2721 La Quinta Dr	0.08mi	2/2.0	952 (+5%)	8mo	$83,500	$88	78
3010 Palmetto Dr	0.24mi	2/2.0	924 (+2%)	10mo	$69,900	$76	74
2813 La Quinta Dr	0.04mi	2/1.0	840 (-8%)	17mo	$53,000	$63	72
2919 Mesa Verde Dr	0.13mi	2/1.5	840 (-8%)	16mo	$79,500	$95	66
2729 La Quinta Dr	0.06mi	2/1.5	812 (-11%)	14mo	$75,000	$92	65

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: 43.6%
• Equity multiple: 3.10×
• Total profit: $31,102
• Equity at exit: $13,859

10-year hold

• IRR: 47.1%
• Equity multiple: 6.15×
• Total profit: $76,493
• Equity at exit: $15,483

Cash invested: $14,840 (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 78596

• Home prices YoY: -0.2%
• Active inventory: 710
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$278
• Tax est. 1.5%: −$66 /mo · $795/yr
• Insurance: −$22
• HOA: −$54
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $534

Break-even live

Break-even rent $532

Max offer price $53,000

Occupancy floor 51%

Sensitivity live

Price	-10% $571	-5% $553	+0% $534	+5% $516	+10% $498
Rent	-10% $439	-5% $487	+0% $534	+5% $582	+10% $630
Rate	-1.0pp $561	-0.5pp $548	base $534	+0.5pp $521	+1.0pp $507

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Laquinta Weslaco, TX	2.0	1.0	984	$1,350	$1.37	44d	1	0.04mi
1635 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	988	$1,095	$1.11	44d	1	0.64mi
1630 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	935	$1,095	$1.17	44d	1	0.65mi
1603 Playa Dr Unit 3 Weslaco, TX	2.0	2.0	1100	$1,150	$1.05	44d	1	0.76mi
1511 Playa Dr Unit 2 Progreso Lakes, TX	3.0	2.0	987	$1,250	$1.27	44d	1	0.78mi
1424 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	825	$995	$1.21	44d	1	0.88mi
3808 Las Vistas Ln Unit 1 Weslaco, TX	2.0	2.0	928	$1,100	$1.19	44d	1	0.90mi
3918 Las Vistas Ln Unit 4 Weslaco, TX	2.0	2.0	1061	$1,125	$1.06	44d	1	0.90mi
1416 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	985	$1,025	$1.04	44d	1	0.91mi
3921 Las Vistas Ln Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	44d	1	0.91mi
1413 Alta Vista Dr Unit 4 Progreso Lakes, TX	3.0	2.0	1087	$1,150	$1.06	44d	1	0.94mi
3814 Bella Costa Dr Unit 2 Weslaco, TX	3.0	2.0	1087	$1,175	$1.08	44d	1	0.95mi
1404 Alta Vista Dr Unit 3 Progreso Lakes, TX	2.0	2.0	985	$1,075	$1.09	44d	1	0.95mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 24 events

1. 2026-06-21
   days on market $53,000 Active 7 DOM
2. 2026-06-18
   days on market $53,000 Active 5 DOM
3. 2026-06-17
   days on market $53,000 Active 4 DOM
4. 2026-06-16
   days on market $53,000 Active 3 DOM
5. 2026-06-15
   days on market $53,000 Active 2 DOM
6. 2026-06-15
   remarks 106-char remark
7. 2026-06-15
   pricedays on marketlisting id $53,000 Active 1 DOM
8. 2026-05-31
   days on market $50,000 Active 375 DOM
9. 2026-02-26
   price $50,000 97-char remark
10. 2026-01-22
    price $60,000 97-char remark
11. 2025-10-29
    price $67,000 97-char remark
12. 2025-10-18
    price $67,500 97-char remark
13. 2025-09-29
    price $68,000 97-char remark
14. 2025-09-05
    price $69,500 97-char remark
15. 2025-06-21
    price $70,000 97-char remark
16. 2025-06-04
    price $72,000 97-char remark
17. 2025-05-27
    price $73,000 97-char remark
18. 2025-05-21
    listed $73,500 Active 97-char remark
19. 2023-01-03
    soldstatus Sold 393-char remark

    Show marketing remark (393 chars)

    Come and see this 2 bedroom 1 bath mobile home on an owned lot. The mobile comes furnished and there is a shed also for storage. The mobile has all flooring and no carpet. There is room to add a second bath if you prefer and still clear the easements. The carport is super long, which could have a Texas room added and still have room to park. The property is renter occupied until end of May.

20. 2022-12-25
    status Pending 393-char remark

    Show marketing remark (393 chars)

    Come and see this 2 bedroom 1 bath mobile home on an owned lot. The mobile comes furnished and there is a shed also for storage. The mobile has all flooring and no carpet. There is room to add a second bath if you prefer and still clear the easements. The carport is super long, which could have a Texas room added and still have room to park. The property is renter occupied until end of May.

21. 2022-12-14
    historical Option 393-char remark

    Show marketing remark (393 chars)

    Come and see this 2 bedroom 1 bath mobile home on an owned lot. The mobile comes furnished and there is a shed also for storage. The mobile has all flooring and no carpet. There is room to add a second bath if you prefer and still clear the easements. The carport is super long, which could have a Texas room added and still have room to park. The property is renter occupied until end of May.

22. 2022-11-30
    status Active 393-char remark

    Show marketing remark (393 chars)

    Come and see this 2 bedroom 1 bath mobile home on an owned lot. The mobile comes furnished and there is a shed also for storage. The mobile has all flooring and no carpet. There is room to add a second bath if you prefer and still clear the easements. The carport is super long, which could have a Texas room added and still have room to park. The property is renter occupied until end of May.

23. 2022-11-03
    status Pending 393-char remark

    Show marketing remark (393 chars)

    Come and see this 2 bedroom 1 bath mobile home on an owned lot. The mobile comes furnished and there is a shed also for storage. The mobile has all flooring and no carpet. There is room to add a second bath if you prefer and still clear the easements. The carport is super long, which could have a Texas room added and still have room to park. The property is renter occupied until end of May.

24. 2022-07-13
    listed $58,500 Active 393-char remark

    Show marketing remark (393 chars)

    Come and see this 2 bedroom 1 bath mobile home on an owned lot. The mobile comes furnished and there is a shed also for storage. The mobile has all flooring and no carpet. There is room to add a second bath if you prefer and still clear the easements. The carport is super long, which could have a Texas room added and still have room to park. The property is renter occupied until end of May.

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $14,502
• − Mortgage interest: −$2,969
• − Property taxes: −$795
• − Insurance: −$265
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − HOA: −$648
• − Depreciation: −$1,542
• Taxable income: $5,963
• Est. tax owed @ 24.0%: −$1,431
• After-tax cash flow: $4,982/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance, including exterior painting and landscaping, to improve its curb appeal and overall condition.

Repairs flagged

• Major Exterior paint — Paint is chipping and needs repainting.
• Major Landscaping — Overgrown areas and lack of curb appeal need attention.
• Minor Kitchen appliances — No appliances are visible in the kitchen, but this is a cosmetic issue.

Value-add opportunities

• Both Paint exterior — Improves curb appeal and overall appearance.
• Both Landscaping — Enhances curb appeal and adds value.
• Resale Replace kitchen appliances — Modern appliances improve functionality and attract buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · Paint is chipping and needs repainting.	Major	$15,000–50,000
Landscaping · Overgrown areas and lack of curb appeal need attention.	Major	$15,000–50,000
Kitchen appliances · No appliances are visible in the kitchen, but this is a cosmetic issue.	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Paint exterior — Improves curb appeal and overall appearance. ↑
• Both Landscaping — Enhances curb appeal and adds value. ↑
• Resale Replace kitchen appliances — Modern appliances improve functionality and attract buyers. ↑

ⓘ 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 — 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

-9.4% since first listed

17 events — show timeline

• 2026-06-13 Listed $53,000 MCALLENMLS
• 2026-02-26 Price Changed $50,000 MCALLENMLS
• 2026-01-22 Price Changed $60,000 MCALLENMLS
• 2025-10-29 Price Changed $67,000 MCALLENMLS
• 2025-10-18 Price Changed $67,500 MCALLENMLS
• 2025-09-29 Price Changed $68,000 MCALLENMLS
• 2025-09-05 Price Changed $69,500 MCALLENMLS
• 2025-06-21 Price Changed $70,000 MCALLENMLS
• 2025-06-04 Price Changed $72,000 MCALLENMLS
• 2025-05-27 Price Changed $73,000 MCALLENMLS
• 2025-05-21 Listed $73,500 MCALLENMLS
• 2023-01-03 Sold (MLS) — MCALLENMLS
• 2022-12-25 Pending — MCALLENMLS
• 2022-12-14 Contingent — MCALLENMLS
• 2022-11-30 Relisted — MCALLENMLS
• 2022-11-03 Pending — MCALLENMLS
• 2022-07-13 Listed $58,500 MCALLENMLS