3212 San Jacinto Dr · Llano Grande, TX 78596

$167,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 162 Days on market

Built 1991 4,799 sqft lot $124/sqft · at area comps Est $245k · 32% under $58/mo HOA · 4% of rent ↓ 8% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• Appreciation +4.7/10.0
• DSCR +3.3/10.0
• 1% rule +3.2/10.0
• 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

Looking to retire and ready to live it up? Siesta Retirement Village in Weslaco TX is exactly what you are looking for! Don't settle for less when you can have it all. This spectacular double wide home sitting in this 55+ community is the one you don't want to blink! Offering almost 2000 sqft of living space, this fully renovated craftsman home has been revived and refinished like new, only better - Texas style! With beautiful faux wood beam homes, gorgeous French Oak laminate wood flooring and Hickory 3/4in hardwood, this home has the charm and modern simplicity you are looking for. All furniture stay with the home, move in ready with appliances! Bathrooms have been renovated with beautiful tall glass and tile shower, huge walk in close and plenty of storage throughout the home. Two large living areas, one offers a cozy sitting lounging area by the fireplace and the other is so big you can have a ballroom. Open concept makes this place feel fresh and inviting!

Key facts

• Hickory hardwood
• Huge walk in closet
• 4,799 sq ft lot

Tags

• FULLY RENOVATED CRAFTSMAN HOME
• HICKORY HARDWOOD
• TALL GLASS AND TILE SHOWER
• HUGE WALK IN CLOSET
• TWO LARGE LIVING AREAS
• COZY SITTING LOUNGING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $167k.

Deal economics

• At list price, monthly cash flow is $-64 ($-765/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (17.9% below list).
• Recommended offer: $137k (17.9% 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: 710 active listings in the ZIP; 16 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 $179 of equity ($1k loan paydown + $-976 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 162 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,141 (17.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $244,946
• List price: $167,000
• Delta: -31.82%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2808 Mesa Verde Dr	0.17mi	3/2.0	1,372 (+2%)	3mo	$69,500	$51	86
3102 Palmetto Dr	0.21mi	2/2.0 (-1)	1,350 (+0%)	2mo	$59,900	$44	83
3020 Sonora Dr	0.28mi	2/2.0 (-1)	1,372 (+2%)	15mo	$130,000	$95	66
2929 San Jose Dr	0.36mi	2/2.0 (-1)	1,454 (+8%)	5mo	$98,000	$67	60
3124 Palmetto Dr	0.18mi	2/2.0 (-1)	1,212 (-10%)	14mo	$85,900	$71	58
2717 Mesa Verde Dr	0.24mi	2/1.5 (-1)	1,158 (-14%)	24mo	$60,000	$52	39

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: -6.4%
• Equity multiple: 0.71×
• Total profit: $-13,461
• Equity at exit: $43,670

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $38
• Equity at exit: $48,786

Cash invested: $46,760 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$876
• Tax from tax record: −$144 /mo · $1,726/yr
• Insurance: −$70
• HOA: −$58
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-64

Break-even live

Break-even rent $1,452

Max offer price $155,738

Occupancy floor 100%

Sensitivity live

Price	-10% $31	-5% $-16	+0% $-64	+5% $-111	+10% $-158
Rent	-10% $-172	-5% $-118	+0% $-64	+5% $-10	+10% $45
Rate	-1.0pp $20	-0.5pp $-21	base $-64	+0.5pp $-107	+1.0pp $-151

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: $41,750
• Closing costs: $5,010
• 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	0.17mi
2004 Ginger Ave Weslaco, TX	3.0	2.0	1332	$1,600	$1.20	45d	1	0.76mi
2101 Brightwood Ave Weslaco, TX	3.0	2.0	1494	$1,750	$1.17	45d	1	0.77mi
2016 Brightwood Ave Weslaco, TX	4.0	2.0	1646	$2,350	$1.43	45d	1	0.77mi
1635 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	988	$1,095	$1.11	45d	1	0.78mi
1630 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	935	$1,095	$1.17	45d	1	0.79mi
1603 Playa Dr Unit 3 Weslaco, TX	2.0	2.0	1100	$1,150	$1.05	45d	1	0.89mi
1511 Playa Dr Unit 2 Progreso Lakes, TX	3.0	2.0	987	$1,250	$1.27	45d	1	0.92mi
3918 Las Vistas Ln Unit 4 Weslaco, TX	2.0	2.0	1061	$1,125	$1.06	45d	1	1.03mi
3808 Las Vistas Ln Unit 1 Weslaco, TX	2.0	2.0	928	$1,100	$1.19	45d	1	1.03mi
3921 Las Vistas Ln Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	45d	1	1.04mi
1416 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	985	$1,025	$1.04	45d	1	1.04mi
1413 Alta Vista Dr Unit 4 Progreso Lakes, TX	3.0	2.0	1087	$1,150	$1.06	45d	1	1.07mi
3814 Bella Costa Dr Unit 2 Weslaco, TX	3.0	2.0	1087	$1,175	$1.08	45d	1	1.08mi
1404 Alta Vista Dr Unit 3 Progreso Lakes, TX	2.0	2.0	985	$1,075	$1.09	45d	1	1.09mi
189 Lago Vista St Mercedes, TX	2.0	2.0	1164	$2,000	$1.72	45d	1	1.12mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 19 events

1. 2026-06-21
   days on market $167,000 Active 162 DOM
2. 2026-06-18
   days on market $167,000 Active 160 DOM
3. 2026-06-17
   days on market $167,000 Active 159 DOM
4. 2026-06-16
   days on market $167,000 Active 158 DOM
5. 2026-06-15
   days on market $167,000 Active 157 DOM
6. 2026-06-15
   days on market $167,000 Active 156 DOM
7. 2026-06-13
   days on market $167,000 Active 155 DOM
8. 2026-06-12
   days on market $167,000 Active 154 DOM
9. 2026-06-09
   days on market $167,000 Active 151 DOM
10. 2026-06-08
    days on market $167,000 Active 150 DOM
11. 2026-06-08
    days on market $167,000 Active 149 DOM
12. 2026-06-07
    pricedays on market $167,000 Active 148 DOM
13. 2026-06-03
    days on market $178,500 Active 145 DOM
14. 2026-06-02
    days on market $178,500 Active 144 DOM
15. 2026-06-01
    days on market $178,500 Active 143 DOM
16. 2026-05-31
    days on market $178,500 Active 142 DOM
17. 2026-03-13
    price $178,500 975-char remark

    Show marketing remark (975 chars)

    Looking to retire and ready to live it up? Siesta Retirement Village in Weslaco TX is exactly what you are looking for! Don't settle for less when you can have it all. This spectacular double wide home sitting in this 55+ community is the one you don't want to blink! Offering almost 2000 sqft of living space, this fully renovated craftsman home has been revived and refinished like new, only better - Texas style! With beautiful faux wood beam homes, gorgeous French Oak laminate wood flooring and Hickory 3/4in hardwood, this home has the charm and modern simplicity you are looking for. All furniture stay with the home, move in ready with appliances! Bathrooms have been renovated with beautiful tall glass and tile shower, huge walk in close and plenty of storage throughout the home. Two large living areas, one offers a cozy sitting lounging area by the fireplace and the other is so big you can have a ballroom. Open concept makes this place feel fresh and inviting!

18. 2026-01-27
    price $183,000 975-char remark

    Show marketing remark (975 chars)

    Looking to retire and ready to live it up? Siesta Retirement Village in Weslaco TX is exactly what you are looking for! Don't settle for less when you can have it all. This spectacular double wide home sitting in this 55+ community is the one you don't want to blink! Offering almost 2000 sqft of living space, this fully renovated craftsman home has been revived and refinished like new, only better - Texas style! With beautiful faux wood beam homes, gorgeous French Oak laminate wood flooring and Hickory 3/4in hardwood, this home has the charm and modern simplicity you are looking for. All furniture stay with the home, move in ready with appliances! Bathrooms have been renovated with beautiful tall glass and tile shower, huge walk in close and plenty of storage throughout the home. Two large living areas, one offers a cozy sitting lounging area by the fireplace and the other is so big you can have a ballroom. Open concept makes this place feel fresh and inviting!

19. 2026-01-09
    listed $195,000 Active 975-char remark

    Show marketing remark (975 chars)

    Looking to retire and ready to live it up? Siesta Retirement Village in Weslaco TX is exactly what you are looking for! Don't settle for less when you can have it all. This spectacular double wide home sitting in this 55+ community is the one you don't want to blink! Offering almost 2000 sqft of living space, this fully renovated craftsman home has been revived and refinished like new, only better - Texas style! With beautiful faux wood beam homes, gorgeous French Oak laminate wood flooring and Hickory 3/4in hardwood, this home has the charm and modern simplicity you are looking for. All furniture stay with the home, move in ready with appliances! Bathrooms have been renovated with beautiful tall glass and tile shower, huge walk in close and plenty of storage throughout the home. Two large living areas, one offers a cozy sitting lounging area by the fireplace and the other is so big you can have a ballroom. Open concept makes this place feel fresh and inviting!

ⓘ 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: $1,726 · $144/mo
• Projected year-2 tax: $3,056 · $255/mo
• Expected delta: +$1,330/yr (+$111/mo · 77.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 18 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: $16,457
• − Mortgage interest: −$9,355
• − Property taxes: −$1,726
• − Insurance: −$835
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − HOA: −$696
• − Depreciation: −$4,858
• Taxable loss: −$3,646
• Est. tax savings @ 24.0%: +$875
• After-tax cash flow: $110/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

-8.5% since first listed

3 events — show timeline

• 2026-03-13 Price Changed $178,500 MCALLENMLS
• 2026-01-27 Price Changed $183,000 MCALLENMLS
• 2026-01-09 Listed $195,000 MCALLENMLS

Property tax history

+8.3%/yr

Latest (2025): $1,726 · -17.8% YoY. Source: county tax records.