3028 Azteca Dr · Llano Grande, TX 78596

$132,500

2 bd · 2.0 ba · 1,024 sqft · Manufactured · 77 Days on market

Built 2000 Good condition $129/sqft · 77% above area

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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).

• Cash flow +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Appreciation +4.7/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Pristine turnkey villa in desirable Siesta Retirement Village This beautifully remodeled, fully furnished home on an oversized lot is move-in ready. Features 2 bedrooms, 2 bathrooms with ceramic tile walk-in showers and tiled floors with marble-like molded vanity tops, central air, appliances, large carport, and storage shed with lights and receptacle. Updates include new vinyl plank flooring (2024), new thermal windows (2023), and new cabinets (2023). Yard features bougainvillea, esperanza, and crown of thorns plants, 9 palms, and deluxe fountain overlooked by large open deck. Park amenities include swimming pool, shuffleboard, gym, library, workshop, pool hall, dog park, indoor pickleball court, hobby car race track, and more.

Key facts

• Turnkey villa
• Tiled floors
• Oversized lot

Tags

• TURNKEY VILLA
• REMODELED HOME
• OVERSIZED LOT
• CERAMIC TILE WALK-IN SHOWERS
• TILED FLOORS
• MARBLE-LIKE MOLDED VANITY TOPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $132k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $65 ($775/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (6.4% below list).
• Recommended offer: $124k (6.4% below list) — sets the bar for 1% rule.

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: schools F, amenities F, commute 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: 708 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $142 of equity ($916 loan paydown + $-774 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 77 days — a 6% lower offer ($125k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,083 (6.4% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $75,033
• List price: $132,500
• Delta: 76.59%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3120 Boca Chica Dr	0.09mi	2/2.0	1,056 (+3%)	3mo	$115,000	$109	88
2801 La Quinta Dr	0.22mi	2/1.0	984 (-4%)	7mo	$59,900	$61	74
3007 Sonora Dr	0.19mi	2/2.0	1,056 (+3%)	15mo	$86,500	$82	73
2721 La Quinta Dr	0.25mi	2/2.0	952 (-7%)	8mo	$83,500	$88	70
3010 Palmetto Dr	0.14mi	2/2.0	924 (-10%)	10mo	$69,900	$76	69
2717 Mesa Verde Dr	0.29mi	2/1.5	1,158 (+13%)	24mo	$60,000	$52	43

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: -2.0%
• Equity multiple: 0.91×
• Total profit: $-3,340
• Equity at exit: $34,649

10-year hold

• IRR: 4.3%
• Equity multiple: 1.43×
• Total profit: $15,890
• Equity at exit: $38,707

Cash invested: $37,100 (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: 708
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$695
• Tax est. 1.5%: −$166 /mo · $1,988/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $65

Break-even live

Break-even rent $1,159

Max offer price $132,500

Occupancy floor 90%

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Laquinta Weslaco, TX	2.0	1.0	984	$1,350	$1.37	43d	1	0.24mi
2004 Ginger Ave Weslaco, TX	3.0	2.0	1332	$1,600	$1.20	43d	1	0.59mi
2101 Brightwood Ave Weslaco, TX	3.0	2.0	1494	$1,750	$1.17	44d	1	0.61mi
1635 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	988	$1,095	$1.11	43d	1	0.83mi
1630 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	935	$1,095	$1.17	43d	1	0.83mi
1603 Playa Dr Unit 3 Weslaco, TX	2.0	2.0	1100	$1,150	$1.05	43d	1	0.93mi
1511 Playa Dr Unit 2 Progreso Lakes, TX	3.0	2.0	987	$1,250	$1.27	43d	1	0.96mi
1424 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	825	$995	$1.21	43d	1	1.07mi
1416 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	985	$1,025	$1.04	43d	1	1.10mi
3808 Las Vistas Ln Unit 1 Weslaco, TX	2.0	2.0	928	$1,100	$1.19	43d	1	1.10mi
3918 Las Vistas Ln Unit 4 Weslaco, TX	2.0	2.0	1061	$1,125	$1.06	43d	1	1.11mi
3921 Las Vistas Ln Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	43d	1	1.12mi
1413 Alta Vista Dr Unit 4 Progreso Lakes, TX	3.0	2.0	1087	$1,150	$1.06	43d	1	1.13mi
1404 Alta Vista Dr Unit 3 Progreso Lakes, TX	2.0	2.0	985	$1,075	$1.09	43d	1	1.14mi
3814 Bella Costa Dr Unit 2 Weslaco, TX	3.0	2.0	1087	$1,175	$1.08	43d	1	1.15mi
189 Lago Vista St Mercedes, TX	2.0	2.0	1164	$2,000	$1.72	43d	1	1.31mi
609 Buena Vista Dr Apt 1 Weslaco, TX	2.0	2.0	888	$750	$0.84	43d	1	1.43mi
604 Buena Vista Dr Weslaco, TX	2.0	2.0	783	$750	$0.96	43d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $132,500 Active 77 DOM
2. 2026-06-17
   days on market $132,500 Active 76 DOM
3. 2026-06-16
   days on market $132,500 Active 75 DOM
4. 2026-06-15
   days on market $132,500 Active 74 DOM
5. 2026-06-15
   days on market $132,500 Active 73 DOM
6. 2026-06-13
   days on market $132,500 Active 72 DOM
7. 2026-06-12
   days on market $132,500 Active 71 DOM
8. 2026-06-09
   days on market $132,500 Active 68 DOM
9. 2026-06-08
   days on market $132,500 Active 67 DOM
10. 2026-06-08
    days on market $132,500 Active 66 DOM
11. 2026-06-07
    days on market $132,500 Active 65 DOM
12. 2026-06-03
    days on market $132,500 Active 62 DOM
13. 2026-06-02
    days on market $132,500 Active 61 DOM
14. 2026-06-01
    days on market $132,500 Active 60 DOM
15. 2026-05-31
    days on market $132,500 Active 59 DOM
16. 2026-04-01
    listed $132,500 Active 739-char remark

    Show marketing remark (739 chars)

    Pristine turnkey villa in desirable Siesta Retirement Village This beautifully remodeled, fully furnished home on an oversized lot is move-in ready. Features 2 bedrooms, 2 bathrooms with ceramic tile walk-in showers and tiled floors with marble-like molded vanity tops, central air, appliances, large carport, and storage shed with lights and receptacle. Updates include new vinyl plank flooring (2024), new thermal windows (2023), and new cabinets (2023). Yard features bougainvillea, esperanza, and crown of thorns plants, 9 palms, and deluxe fountain overlooked by large open deck. Park amenities include swimming pool, shuffleboard, gym, library, workshop, pool hall, dog park, indoor pickleball court, hobby car race track, and more.

ⓘ 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) · 21% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 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: $14,890
• − Mortgage interest: −$7,422
• − Property taxes: −$1,988
• − Insurance: −$662
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$3,855
• Taxable loss: −$1,419
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $1,116/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

This move-in ready manufactured home in Siesta Retirement Village features new vinyl plank flooring, thermal windows, and cabinets, making it a great investment opportunity.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both New outdoor lighting — Enhances curb appeal and safety.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New outdoor lighting — Enhances curb appeal and safety. ↑

ⓘ 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

1 event — show timeline

• 2026-04-01 Listed $132,500 Fizber.com