3040 Boca Chica Dr · Llano Grande, TX 78596

$135,000

3 bd · 2.5 ba · 1,324 sqft · Manufactured public records · 25 Days on market

Built 1987 4,500 sqft lot $63/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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• 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

Spacious 3 bedroom, 2 1/2 bath mobile home, which includes the lot. The kitchen has been updated. The hall bath shower has been upgraded to a nice walk-in shower. The kitchen is located at the front for a nice street view. The property comes mostly furnished. Lots of natural light, which includes a sky light. The side of the mobile has been added on with another bedroom and half bath. There is a nice, covered patio on the back of the mobile. The one car garage is attached. Schedule your showing today.

Key facts

• Added bedroom
• Added half bath
• Natural light

Tags

• UPDATED KITCHEN
• WALK-IN SHOWER
• NATURAL LIGHT
• COVERED PATIO
• ADDED BEDROOM
• ADDED HALF BATH

Property features AI

Finance

• Other: Living area source: HidalgoCAD
• HOA & community: Mandatory association (Siesta Village); Annual association fee $750; POA transfer fee $200; Community pool; Senior community

Exterior

• Parking: Attached garage (1 car); 1 covered parking space; Total of 1 parking space
• Utilities: City sewer; Electric utilities
• Home design: Single-family property; Entry from street
• Construction: Shingle roof; Crawl space foundation; Other construction materials; Building area about 1,400
• Exterior features: Patio; Paved road access; Own lot (45 x 100)

Interior

• Kitchen: Stove/Range
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate flooring; Countertops (other); Ceiling fans; Mini blinds
• Laundry & utility: Washer and dryer included; Washer/Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% 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: 708 active listings in the ZIP; 17 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 $144 of equity ($933 loan paydown + $-789 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 $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($133k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $88,708
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3102 Palmetto Dr	0.09mi	2/2.0 (-1)	1,350 (+2%)	2mo	$59,900	$44	84
2808 Mesa Verde Dr	0.18mi	3/2.0	1,372 (+4%)	3mo	$69,500	$51	81
3020 Sonora Dr	0.14mi	2/2.0 (-1)	1,372 (+4%)	15mo	$130,000	$95	68
2929 San Jose Dr	0.22mi	2/2.0 (-1)	1,454 (+10%)	5mo	$98,000	$67	62
3124 Palmetto Dr	0.11mi	2/2.0 (-1)	1,212 (-8%)	14mo	$85,900	$71	62
2717 Mesa Verde Dr	0.24mi	2/1.5 (-1)	1,158 (-12%)	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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,224
• Equity at exit: $35,302

10-year hold

• IRR: 6.8%
• Equity multiple: 1.69×
• Total profit: $26,196
• Equity at exit: $39,438

Cash invested: $37,800 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$708
• Tax from tax record: −$115 /mo · $1,378/yr
• Insurance: −$56
• HOA: −$63
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $138

Break-even live

Break-even rent $1,192

Max offer price $135,000

Occupancy floor 85%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.15mi
2004 Ginger Ave Weslaco, TX	3.0	2.0	1332	$1,600	$1.20	43d	1	0.62mi
2101 Brightwood Ave Weslaco, TX	3.0	2.0	1494	$1,750	$1.17	44d	1	0.62mi
2016 Brightwood Ave Weslaco, TX	4.0	2.0	1646	$2,350	$1.43	43d	1	0.63mi
1635 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	988	$1,095	$1.11	43d	1	0.74mi
1630 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	935	$1,095	$1.17	43d	1	0.74mi
1603 Playa Dr Unit 3 Weslaco, TX	2.0	2.0	1100	$1,150	$1.05	43d	1	0.85mi
1511 Playa Dr Unit 2 Progreso Lakes, TX	3.0	2.0	987	$1,250	$1.27	43d	1	0.87mi
3808 Las Vistas Ln Unit 1 Weslaco, TX	2.0	2.0	928	$1,100	$1.19	43d	1	1.01mi
1416 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	985	$1,025	$1.04	43d	1	1.01mi
3918 Las Vistas Ln Unit 4 Weslaco, TX	2.0	2.0	1061	$1,125	$1.06	43d	1	1.02mi
3921 Las Vistas Ln Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	43d	1	1.03mi
1413 Alta Vista Dr Unit 4 Progreso Lakes, TX	3.0	2.0	1087	$1,150	$1.06	43d	1	1.04mi
1404 Alta Vista Dr Unit 3 Progreso Lakes, TX	2.0	2.0	985	$1,075	$1.09	43d	1	1.05mi
3814 Bella Costa Dr Unit 2 Weslaco, TX	3.0	2.0	1087	$1,175	$1.08	43d	1	1.06mi
189 Lago Vista St Mercedes, TX	2.0	2.0	1164	$2,000	$1.72	43d	1	1.26mi
609 Buena Vista Dr Apt 1 Weslaco, TX	2.0	2.0	888	$750	$0.84	43d	1	1.46mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 25 DOM
2. 2026-06-17
   days on market $135,000 Active 24 DOM
3. 2026-06-16
   days on market $135,000 Active 23 DOM
4. 2026-06-15
   days on market $135,000 Active 22 DOM
5. 2026-06-15
   days on market $135,000 Active 21 DOM
6. 2026-06-13
   days on market $135,000 Active 20 DOM
7. 2026-06-12
   days on market $135,000 Active 19 DOM
8. 2026-06-09
   days on market $135,000 Active 16 DOM
9. 2026-06-08
   days on market $135,000 Active 15 DOM
10. 2026-06-08
    days on market $135,000 Active 14 DOM
11. 2026-06-07
    days on market $135,000 Active 13 DOM
12. 2026-06-03
    days on market $135,000 Active 10 DOM
13. 2026-06-02
    days on market $135,000 Active 9 DOM
14. 2026-06-01
    days on market $135,000 Active 8 DOM
15. 2026-05-31
    days on market $135,000 Active 7 DOM
16. 2026-05-23
    listed $135,000 Active
17. 2022-05-23
    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: $1,378 · $115/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,093/yr (+$91/mo · 79.3%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 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: $16,410
• − Mortgage interest: −$7,562
• − Property taxes: −$1,378
• − Insurance: −$675
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − HOA: −$756
• − Depreciation: −$3,927
• Taxable loss: −$513
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $1,783/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

2 events — show timeline

• 2026-05-23 Listed $135,000 MCALLENMLS
• 2022-05-23 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,378 · -8.5% YoY. Source: county tax records.