2842 Mesa Verde Dr · Llano Grande, TX 78596

$113,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 109 Days on market

Built 2022 3,199 sqft lot $118/sqft · 33% above area $46/mo HOA · 4% 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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.7/10.0
• 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 MLS

Come and see this 2-bedroom, 2 bath mobile home, it's a 2022 model that sits on its own lot. As you walk in, you will have the open concept feeling. The mobile has lots of natural light in it. It comes with all appliances, and it is furnished. It is very well kept inside and out. There is a separate laundry room that is a nice size located just off of the kitchen. The primary bathroom has a double vanity, and a stand-up shower. The mobile offers split bedrooms. The carport is fairly new and has enough space for 2 cars. You would have to see it to appreciate it. There has been a big shed built and attached to the mobile home. Schedule your showing soon, as this property has lots to offer and will not last long.

Key facts

• Double vanity
• Stand-up shower
• Open concept

Tags

• OPEN CONCEPT
• NATURAL LIGHT
• ALL APPLIANCES
• SEPARATE LAUNDRY ROOM
• DOUBLE VANITY
• STAND-UP SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $113k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $103k (9.0% 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: 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: 711 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 $121 of equity ($781 loan paydown + $-660 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($103k) 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,830 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.07% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 7.8

CMA / ARV

• ARV (median comp): $75,033
• List price: $113,000
• Delta: 50.60%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2721 La Quinta Dr	0.14mi	2/2.0 (-1)	952 (-1%)	8mo	$83,500	$88	80
2801 La Quinta Dr	0.10mi	2/1.0 (-1)	984 (+2%)	7mo	$59,900	$61	76
3120 Boca Chica Dr	0.09mi	2/2.0 (-1)	1,056 (+10%)	3mo	$115,000	$109	71
3010 Palmetto Dr	0.23mi	2/2.0 (-1)	924 (-4%)	10mo	$69,900	$76	69
2919 Mesa Verde Dr	0.06mi	2/1.5 (-1)	840 (-12%)	16mo	$79,500	$95	56
3007 Sonora Dr	0.26mi	2/2.0 (-1)	1,056 (+10%)	15mo	$86,500	$82	54
2813 La Quinta Dr	0.07mi	2/1.0 (-1)	840 (-12%)	17mo	$53,000	$63	53

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: 2.8%
• Equity multiple: 1.13×
• Total profit: $4,020
• Equity at exit: $29,549

10-year hold

• IRR: 8.8%
• Equity multiple: 1.90×
• Total profit: $28,405
• Equity at exit: $33,011

Cash invested: $31,640 (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: 711
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$593
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$47
• HOA: −$46
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $163

Break-even live

Break-even rent $1,006

Max offer price $113,000

Occupancy floor 82%

Sensitivity live

Price	-10% $227	-5% $195	+0% $163	+5% $131	+10% $99
Rent	-10% $67	-5% $115	+0% $163	+5% $211	+10% $258
Rate	-1.0pp $220	-0.5pp $191	base $163	+0.5pp $133	+1.0pp $104

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: $28,250
• Closing costs: $3,390
• 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	45d	1	0.11mi
1635 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	988	$1,095	$1.11	45d	1	0.71mi
1630 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	935	$1,095	$1.17	45d	1	0.72mi
1603 Playa Dr Unit 3 Weslaco, TX	2.0	2.0	1100	$1,150	$1.05	45d	1	0.82mi
1511 Playa Dr Unit 2 Progreso Lakes, TX	3.0	2.0	987	$1,250	$1.27	45d	1	0.85mi
1424 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	825	$995	$1.21	45d	1	0.95mi
3918 Las Vistas Ln Unit 4 Weslaco, TX	2.0	2.0	1061	$1,125	$1.06	45d	1	0.97mi
3808 Las Vistas Ln Unit 1 Weslaco, TX	2.0	2.0	928	$1,100	$1.19	45d	1	0.97mi
1416 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	985	$1,025	$1.04	45d	1	0.98mi
3921 Las Vistas Ln Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	45d	1	0.98mi
1413 Alta Vista Dr Unit 4 Progreso Lakes, TX	3.0	2.0	1087	$1,150	$1.06	45d	1	1.00mi
3814 Bella Costa Dr Unit 2 Weslaco, TX	3.0	2.0	1087	$1,175	$1.08	45d	1	1.01mi
1404 Alta Vista Dr Unit 3 Progreso Lakes, TX	2.0	2.0	985	$1,075	$1.09	45d	1	1.02mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 19 events

1. 2026-06-21
   days on market $113,000 Active 109 DOM
2. 2026-06-21
   days on market $113,000 Active 108 DOM
3. 2026-06-18
   days on market $113,000 Active 106 DOM
4. 2026-06-17
   days on market $113,000 Active 105 DOM
5. 2026-06-16
   days on market $113,000 Active 104 DOM
6. 2026-06-15
   days on market $113,000 Active 103 DOM
7. 2026-06-15
   days on market $113,000 Active 102 DOM
8. 2026-06-13
   days on market $113,000 Active 101 DOM
9. 2026-06-12
   days on market $113,000 Active 100 DOM
10. 2026-06-09
    days on market $113,000 Active 97 DOM
11. 2026-06-08
    days on market $113,000 Active 96 DOM
12. 2026-06-08
    days on market $113,000 Active 95 DOM
13. 2026-06-07
    days on market $113,000 Active 94 DOM
14. 2026-06-03
    days on market $113,000 Active 91 DOM
15. 2026-06-02
    days on market $113,000 Active 90 DOM
16. 2026-06-01
    days on market $113,000 Active 89 DOM
17. 2026-05-31
    days on market $113,000 Active 88 DOM
18. 2026-03-04
    listed $113,000 Active 728-char remark

    Show marketing remark (728 chars)

    Come and see this 2-bedroom, 2 bath mobile home, it's a 2022 model that sits on its own lot. As you walk in, you will have the open concept feeling. The mobile has lots of natural light in it. It comes with all appliances, and it is furnished. It is very well kept inside and out. There is a separate laundry room that is a nice size located just off of the kitchen. The primary bathroom has a double vanity, and a stand-up shower. The mobile offers split bedrooms. The carport is fairly new and has enough space for 2 cars. You would have to see it to appreciate it. There has been a big shed built and attached to the mobile home. Schedule your showing soon, as this property has lots to offer and will not last long.

19. 2022-11-30
    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: $1,305 · $109/mo
• Projected year-2 tax: $2,068 · $172/mo
• Expected delta: +$763/yr (+$64/mo · 58.5%)

ⓘ 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 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: $14,539
• − Mortgage interest: −$6,330
• − Property taxes: −$1,305
• − Insurance: −$565
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − HOA: −$552
• − Depreciation: −$3,287
• Taxable income: $174
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $1,911/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

• 2026-03-04 Listed $113,000 MCALLENMLS
• 2022-11-30 Sold (Public Records) — Public Records

Property tax history

+12.7%/yr

Latest (2025): $1,305 · +303.0% YoY. Source: county tax records.