2243 Verona St · Weslaco, TX 78596

$105,000

3 bd · 1.0 ba · 1,012 sqft · Manufactured public records · 135 Days on market

Built 2008 Good condition 6,050 sqft lot $104/sqft · 31% below area Est $152k · 31% under ↓ 7% since listing

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.2/10.0
• Appreciation +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

3 bedroom 2 1/2 bath with space to add a 3rd shower. Newly remodeled, new laminate flooring, new metal roof, new 21x54 carport, new walk-in closet and much more. Come check it out it won't last long!!!!

Key facts

• New metal roof
• New walk-in closet
• New carport

Tags

• NEW LAMINATE FLOORING
• NEW METAL ROOF
• NEW CARPORT
• NEW WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.1% in Weslaco — 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 72/100 on livability (#277 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $113 of equity ($726 loan paydown + $-613 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.12% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.86%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (median comp): $151,630
• List price: $105,000
• Delta: -30.75%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-0.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.32×
• Total profit: $9,457
• Equity at exit: $27,457

10-year hold

• IRR: 12.8%
• Equity multiple: 2.31×
• Total profit: $38,654
• Equity at exit: $30,674

Cash invested: $29,400 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$551
• Tax from tax record: −$89 /mo · $1,069/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $242

Break-even live

Break-even rent $865

Max offer price $105,000

Occupancy floor 74%

Sensitivity live

Price	-10% $301	-5% $271	+0% $242	+5% $212	+10% $182
Rent	-10% $149	-5% $195	+0% $242	+5% $288	+10% $334
Rate	-1.0pp $294	-0.5pp $268	base $242	+0.5pp $214	+1.0pp $187

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Columbia St Unit D Weslaco, TX	2.0	2.0	1000	$1,050	$1.05	14d	1	0.48mi
2816 Brown St Unit B Weslaco, TX	2.0	2.0	1000	$950	$0.95	44d	1	0.49mi
1409 San Vicente Weslaco, TX	3.0	2.0	1150	$1,250	$1.09	44d	1	0.81mi
1409 Beverly Ave Unit 1 Weslaco, TX	2.0	2.0	986	$1,050	$1.06	44d	1	0.84mi
1319 San Vicente Unit 1 Weslaco, TX	3.0	2.0	1100	$1,350	$1.23	24d	1	0.87mi
1322 Beverly Ave Unit 3 Weslaco, TX	3.0	2.0	1050	$1,350	$1.29	24d	1	0.87mi
2211 Tomatillo Dr Weslaco, TX	3.0	2.0	1361	$2,200	$1.62	24d	1	0.93mi
103 Audrey Dr Weslaco, TX	2.0	1.0	865	$750	$0.87	44d	1	1.41mi
220 E 18th St Unit 2 Weslaco, TX	2.0	1.0	770	$770	$1.00	44d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $105,000 Active 135 DOM
2. 2026-06-17
   days on market $105,000 Active 134 DOM
3. 2026-06-16
   days on market $105,000 Active 133 DOM
4. 2026-06-15
   days on market $105,000 Active 132 DOM
5. 2026-06-15
   days on market $105,000 Active 131 DOM
6. 2026-06-13
   days on market $105,000 Active 130 DOM
7. 2026-06-12
   days on market $105,000 Active 129 DOM
8. 2026-06-09
   days on market $105,000 Active 126 DOM
9. 2026-06-08
   days on market $105,000 Active 125 DOM
10. 2026-06-08
    days on market $105,000 Active 124 DOM
11. 2026-06-07
    days on market $105,000 Active 123 DOM
12. 2026-06-03
    days on market $105,000 Active 120 DOM
13. 2026-06-02
    days on market $105,000 Active 119 DOM
14. 2026-06-01
    days on market $105,000 Active 118 DOM
15. 2026-05-31
    days on market $105,000 Active 117 DOM
16. 2026-05-18
    listed $107,000 Active 202-char remark

    Show marketing remark (202 chars)

    3 bedroom 2 1/2 bath with space to add a 3rd shower. Newly remodeled, new laminate flooring, new metal roof, new 21x54 carport, new walk-in closet and much more. Come check it out it won't last long!!!!

17. 2026-05-12
    price $107,000 202-char remark

    Show marketing remark (202 chars)

    3 bedroom 2 1/2 bath with space to add a 3rd shower. Newly remodeled, new laminate flooring, new metal roof, new 21x54 carport, new walk-in closet and much more. Come check it out it won't last long!!!!

18. 2026-04-13
    price $108,000 202-char remark

    Show marketing remark (202 chars)

    3 bedroom 2 1/2 bath with space to add a 3rd shower. Newly remodeled, new laminate flooring, new metal roof, new 21x54 carport, new walk-in closet and much more. Come check it out it won't last long!!!!

19. 2026-04-03
    price $109,000 202-char remark

    Show marketing remark (202 chars)

    3 bedroom 2 1/2 bath with space to add a 3rd shower. Newly remodeled, new laminate flooring, new metal roof, new 21x54 carport, new walk-in closet and much more. Come check it out it won't last long!!!!

20. 2026-03-07
    price $109,500 202-char remark

    Show marketing remark (202 chars)

    3 bedroom 2 1/2 bath with space to add a 3rd shower. Newly remodeled, new laminate flooring, new metal roof, new 21x54 carport, new walk-in closet and much more. Come check it out it won't last long!!!!

21. 2026-02-03
    listed $110,000 Active 202-char remark

    Show marketing remark (202 chars)

    3 bedroom 2 1/2 bath with space to add a 3rd shower. Newly remodeled, new laminate flooring, new metal roof, new 21x54 carport, new walk-in closet and much more. Come check it out it won't last long!!!!

22. 2026-01-28
    price $110,000
23. 2026-01-20
    price $115,000
24. 2026-01-07
    price $116,000
25. 2025-11-01
    price $118,000
26. 2025-06-14
    listed $115,000 Active

ⓘ 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: $1,069 · $89/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: +$852/yr (+$71/mo · 79.7%)

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

Taxation est. · year 1

• Rental income: $14,052
• − Mortgage interest: −$5,882
• − Property taxes: −$1,069
• − Insurance: −$525
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$3,055
• Taxable income: $1,273
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $2,594/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 manufactured home is in excellent condition with recent renovations, including a new roof, carport, and interior updates. It is move-in ready and would be a great investment for both resale and rental markets.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and protects the home.
• Both Install new outdoor lighting — Improves safety and enhances curb appeal.
• Both Add landscaping around the carport — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and protects the home. ↑
• Both Install new outdoor lighting — Improves safety and enhances curb appeal. ↑
• Both Add landscaping around the carport — Enhances curb appeal and adds value to the property. ↑

ⓘ 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 — Weslaco

• Score: 72/100
• State rank: #277
• US rank: #6469

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-7.0% since first listed

11 events — show timeline

• 2026-05-18 Listed $107,000 RGVMLS
• 2026-05-12 Price Changed $107,000 MCALLENMLS
• 2026-04-13 Price Changed $108,000 MCALLENMLS
• 2026-04-03 Price Changed $109,000 MCALLENMLS
• 2026-03-07 Price Changed $109,500 MCALLENMLS
• 2026-02-03 Listed $110,000 MCALLENMLS
• 2026-01-28 Price Changed $110,000 MCALLENMLS
• 2026-01-20 Price Changed $115,000 MCALLENMLS
• 2026-01-07 Price Changed $116,000 MCALLENMLS
• 2025-11-01 Price Changed $118,000 MCALLENMLS
• 2025-06-14 Listed $115,000 MCALLENMLS