201 Fernando St · Mercedes, TX 78570

$83,300

2 bd · 2.0 ba · 968 sqft · Manufactured public records · 37 Days on market

Built 1992

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

This home has almost 1,100 sq. ft. of living space due to its 468 sq. ft. addition. Fully furnished and ready for you to make it your own. Updated in 2005 with new 3/4" plywood sub-floors and flooring, kitchen cabinets and more. Split bedroom configuration for privacy, double metal roof, vinyl siding, hurricane shutters, new H/W heater in 2021, new couch and matching loveseat and more. Posted POA fees include everything due to the HOA and resort fees for a year.

Key facts

• Craft room
• Metal roof
• Extended carport

Tags

• TEXAS ROOM
• CRAFT ROOM
• METAL ROOF
• NEW METAL STORAGE SHED
• EXPANDED CONCRETE
• EXTENDED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $83k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: crime 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.
• 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: 393 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 ($576 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $80,801 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.39% ✓
• Cap rate: 11.61%
• Cash-on-cash: 19.00%
• DSCR: 1.85
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.4%
• Equity multiple: 2.74×
• Total profit: $40,482
• Equity at exit: $44,823

10-year hold

• IRR: 27.6%
• Equity multiple: 5.42×
• Total profit: $103,179
• Equity at exit: $75,458

Cash invested: $23,324 (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: 393
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$437
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $369

Break-even live

Break-even rent $694

Max offer price $83,300

Occupancy floor 63%

Sensitivity live

Price	-10% $416	-5% $393	+0% $369	+5% $346	+10% $322
Rent	-10% $278	-5% $323	+0% $369	+5% $415	+10% $461
Rate	-1.0pp $411	-0.5pp $390	base $369	+0.5pp $348	+1.0pp $326

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: $20,825
• Closing costs: $2,499
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	1.35mi
3918 Las Vistas Ln Unit 4 Weslaco, TX	2.0	2.0	1061	$1,125	$1.06	45d	1	1.43mi
3921 Las Vistas Ln Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	45d	1	1.46mi
1635 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	988	$1,095	$1.11	45d	1	1.50mi

Listing history 31 events

1. 2026-06-21
   days on market $83,300 Active 37 DOM
2. 2026-06-21
   days on market $83,300 Active 36 DOM
3. 2026-06-18
   days on market $83,300 Active 34 DOM
4. 2026-06-17
   days on market $83,300 Active 33 DOM
5. 2026-06-16
   days on market $83,300 Active 32 DOM
6. 2026-06-15
   days on market $83,300 Active 31 DOM
7. 2026-06-15
   days on market $83,300 Active 30 DOM
8. 2026-06-13
   days on market $83,300 Active 29 DOM
9. 2026-06-12
   days on market $83,300 Active 28 DOM
10. 2026-06-09
    days on market $83,300 Active 25 DOM
11. 2026-06-08
    days on market $83,300 Active 24 DOM
12. 2026-06-08
    days on market $83,300 Active 23 DOM
13. 2026-06-07
    days on market $83,300 Active 22 DOM
14. 2026-06-03
    days on market $83,300 Active 19 DOM
15. 2026-06-02
    days on market $83,300 Active 18 DOM
16. 2026-06-01
    days on market $83,300 Active 17 DOM
17. 2026-05-31
    days on market $83,300 Active 16 DOM
18. 2026-05-16
    listed $83,300 Active 1104-char remark
19. 2022-04-25
    soldstatus
20. 2022-04-22
    soldstatus Sold 476-char remark

    Show marketing remark (476 chars)

    This home has almost 1,100 sq. ft. of living space due to its 468 sq. ft. addition. Fully furnished and ready for you to make it your own. Updated in 2005 with new 3/4" plywood sub-floors and flooring, kitchen cabinets and more. Split bedroom configuration for privacy, double metal roof, vinyl siding, hurricane shutters, new H/W heater in 2021, new couch and matching loveseat and more. Posted POA fees include everything due to the HOA and resort fees for a year.

21. 2022-02-16
    status Pending 476-char remark

    Show marketing remark (476 chars)

    This home has almost 1,100 sq. ft. of living space due to its 468 sq. ft. addition. Fully furnished and ready for you to make it your own. Updated in 2005 with new 3/4" plywood sub-floors and flooring, kitchen cabinets and more. Split bedroom configuration for privacy, double metal roof, vinyl siding, hurricane shutters, new H/W heater in 2021, new couch and matching loveseat and more. Posted POA fees include everything due to the HOA and resort fees for a year.

22. 2022-01-18
    status Active 476-char remark

    Show marketing remark (476 chars)

    This home has almost 1,100 sq. ft. of living space due to its 468 sq. ft. addition. Fully furnished and ready for you to make it your own. Updated in 2005 with new 3/4" plywood sub-floors and flooring, kitchen cabinets and more. Split bedroom configuration for privacy, double metal roof, vinyl siding, hurricane shutters, new H/W heater in 2021, new couch and matching loveseat and more. Posted POA fees include everything due to the HOA and resort fees for a year.

23. 2021-12-19
    status Pending 476-char remark

    Show marketing remark (476 chars)

    This home has almost 1,100 sq. ft. of living space due to its 468 sq. ft. addition. Fully furnished and ready for you to make it your own. Updated in 2005 with new 3/4" plywood sub-floors and flooring, kitchen cabinets and more. Split bedroom configuration for privacy, double metal roof, vinyl siding, hurricane shutters, new H/W heater in 2021, new couch and matching loveseat and more. Posted POA fees include everything due to the HOA and resort fees for a year.

24. 2021-10-29
    listed $32,000 Active 476-char remark

    Show marketing remark (476 chars)

    This home has almost 1,100 sq. ft. of living space due to its 468 sq. ft. addition. Fully furnished and ready for you to make it your own. Updated in 2005 with new 3/4" plywood sub-floors and flooring, kitchen cabinets and more. Split bedroom configuration for privacy, double metal roof, vinyl siding, hurricane shutters, new H/W heater in 2021, new couch and matching loveseat and more. Posted POA fees include everything due to the HOA and resort fees for a year.

25. 2021-05-04
    soldstatus
26. 2021-04-26
    soldstatus Sold

    Show marketing remark (334 chars)

    This home has almost 1,100 sq. ft. of living space due to its 468 sq. ft. addition. Mostly furnished and ready for you to make it your own. Updated in 2005 with new 3/4" plywood sub-floors and flooring, kitchen cabinets and more. Split bedroom configuration for privacy, double metal roof, vinyl siding, 10 x 7 aluminum shed.

27. 2021-03-22
    status Pending

    Show marketing remark (334 chars)

    This home has almost 1,100 sq. ft. of living space due to its 468 sq. ft. addition. Mostly furnished and ready for you to make it your own. Updated in 2005 with new 3/4" plywood sub-floors and flooring, kitchen cabinets and more. Split bedroom configuration for privacy, double metal roof, vinyl siding, 10 x 7 aluminum shed.

28. 2021-03-10
    status Active

    Show marketing remark (334 chars)

    This home has almost 1,100 sq. ft. of living space due to its 468 sq. ft. addition. Mostly furnished and ready for you to make it your own. Updated in 2005 with new 3/4" plywood sub-floors and flooring, kitchen cabinets and more. Split bedroom configuration for privacy, double metal roof, vinyl siding, 10 x 7 aluminum shed.

29. 2021-03-10
    status Pending

    Show marketing remark (334 chars)

    This home has almost 1,100 sq. ft. of living space due to its 468 sq. ft. addition. Mostly furnished and ready for you to make it your own. Updated in 2005 with new 3/4" plywood sub-floors and flooring, kitchen cabinets and more. Split bedroom configuration for privacy, double metal roof, vinyl siding, 10 x 7 aluminum shed.

30. 2021-03-03
    price $32,000

    Show marketing remark (334 chars)

    This home has almost 1,100 sq. ft. of living space due to its 468 sq. ft. addition. Mostly furnished and ready for you to make it your own. Updated in 2005 with new 3/4" plywood sub-floors and flooring, kitchen cabinets and more. Split bedroom configuration for privacy, double metal roof, vinyl siding, 10 x 7 aluminum shed.

31. 2020-08-27
    listed $38,800 Active

    Show marketing remark (334 chars)

    This home has almost 1,100 sq. ft. of living space due to its 468 sq. ft. addition. Mostly furnished and ready for you to make it your own. Updated in 2005 with new 3/4" plywood sub-floors and flooring, kitchen cabinets and more. Split bedroom configuration for privacy, double metal roof, vinyl siding, 10 x 7 aluminum shed.

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $1,524 · $127/mo
• Expected delta: +$600/yr (+$50/mo · 64.9%)

ⓘ 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 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: $13,943
• − Mortgage interest: −$4,666
• − Property taxes: −$925
• − Insurance: −$416
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,423
• Taxable income: $3,281
• Est. tax owed @ 24.0%: −$788
• After-tax cash flow: $3,644/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

+114.7% since first listed

14 events — show timeline

• 2026-05-16 Listed $83,300 FSBO.com
• 2022-04-25 Sold (Public Records) — Public Records
• 2022-04-22 Sold (MLS) — MCALLENMLS
• 2022-02-16 Pending — MCALLENMLS
• 2022-01-18 Relisted — MCALLENMLS
• 2021-12-19 Pending — MCALLENMLS
• 2021-10-29 Listed $32,000 MCALLENMLS
• 2021-05-04 Sold (Public Records) — Public Records
• 2021-04-26 Sold (MLS) — MCALLENMLS
• 2021-03-22 Pending — MCALLENMLS
• 2021-03-10 Relisted — MCALLENMLS
• 2021-03-10 Pending — MCALLENMLS
• 2021-03-03 Price Changed $32,000 MCALLENMLS
• 2020-08-27 Listed $38,800 MCALLENMLS

Property tax history

+1.6%/yr

Latest (2025): $925 · +9.8% YoY. Source: county tax records.