2243 Verona St · Weslaco, TX 78596

$105,000

3 bd · 1.0 ba · 1,012 sqft · Manufactured public records · 229 Days on market

Manufactured home 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 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 +15.2/30.0
• ARV discount +15.0/15.0
• Appreciation +4.9/10.0
• DSCR +4.7/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -4.6

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 $37 ($449/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (13.1% below list).
• Recommended offer: $91k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.0% 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.
• Zoned schools: Memorial El (math 40% / reading 50%, grade D-, #1,133 of 4,322 statewide, top 27%, 1,075 students, 67% FRL); Central Middle (math 33% / reading 40%, grade F, #786 of 1,662 statewide, top 48%, 974 students, 70% FRL); Weslaco H S (math 25% / reading 33%, grade F, #1,147 of 1,632 statewide, top 71%, 2,553 students, 73% FRL).
• Market conditions: 919 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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.

Negotiation context

• It's been on market 229 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 $91,255 (13.1% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (median comp): $151,663
• List price: $105,000
• Delta: -30.77%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2521 Tuscany Rd	0.15mi	3/2.0	1,026 (+1%)	0mo	$165,999	$162	86
2396 Venice Rd	0.04mi	3/2.0	1,050 (+4%)	3mo	$172,000	$164	85
2717 Risotta St	0.31mi	3/2.0	1,080 (+7%)	0mo	$165,000	$153	70
2465 Via Roma Ln	0.03mi	3/2.0	1,169 (+16%)	0mo	$185,500	$159	69
2278 Via Roma Rd	0.03mi	3/2.0	1,250 (+24%)	2mo	$215,000	$172	68
2409 Via Roma Ln	0.03mi	3/2.0	1,200 (+19%)	4mo	$189,975	$158	66
2713 Risotta St	0.31mi	3/2.0	1,100 (+9%)	2mo	$165,000	$150	66
500 Bridget St	0.98mi	3/2.0	1,015 (+0%)	1mo	$175,000	$172	60
516 Bridget St	0.98mi	3/2.0	1,015 (+0%)	1mo	$175,000	$172	60
508 Bridget St	0.98mi	3/2.0	1,015 (+0%)	2mo	$175,000	$172	59
2292 Via Roma Rd	0.43mi	3/2.0	1,236 (+22%)	4mo	$199,500	$161	48
2403 S Louisiana Ave	1.07mi	3/2.0	1,224 (+21%)	3mo	$80,000	$65	33

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: -2.7%
• Equity multiple: 0.88×
• Total profit: $-3,550
• Equity at exit: $27,457

10-year hold

• IRR: 3.6%
• Equity multiple: 1.36×
• Total profit: $10,567
• 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 →

Active competition Active MLS

• For sale now: 6 active
• Median asking: $132,500 ($132/sqft)
• Median days on market: 174 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +13.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78596

• Home prices YoY: -0.2%
• Active inventory: 919
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $913 high
• Mortgage (P&I): −$551
• Tax from tax record: −$89 /mo · $1,069/yr
• Insurance: −$44
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $37

Break-even live

Break-even rent $865

Max offer price $105,000

Occupancy floor 91%

Sensitivity live

Price	-10% $97	-5% $67	+0% $37	+5% $8	+10% $-22
Rent	-10% $-35	-5% $1	+0% $37	+5% $73	+10% $110
Rate	-1.0pp $90	-0.5pp $64	base $37	+0.5pp $10	+1.0pp $-17

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	110d	1	0.48mi
1816 Columbia St Unit D Weslaco, TX	2.0	2.0	1000	$1,000	$1.00	62d	1	0.49mi
2816 Brown St Unit B Weslaco, TX	2.0	2.0	1000	$950	$0.95	139d	1	0.49mi
2604 Bald Cypress Dr Unit 2 Weslaco, TX	3.0	2.0	1090	$1,350	$1.24	6d	1	0.66mi
1413 Vine Ave Unit 4 Weslaco, TX	3.0	2.0	1100	$1,300	$1.18	62d	1	0.78mi
1413 Vine Ave Unit 4 Weslaco, TX	3.0	2.0	1100	$1,300	$1.18	0d	1	0.78mi
1409 San Vicente Weslaco, TX	3.0	2.0	1150	$1,250	$1.09	140d	1	0.81mi
1405 San Vicente Unit 1 Weslaco, TX	3.0	2.0	1064	$1,175	$1.10	62d	1	0.83mi
1409 Beverly Ave Unit 1 Weslaco, TX	2.0	2.0	986	$1,050	$1.06	139d	1	0.84mi
1319 San Vicente Unit 1 Weslaco, TX	3.0	2.0	1100	$1,200	$1.09	6d	1	0.87mi
1319 San Vicente Unit 1 Weslaco, TX	3.0	2.0	1100	$1,350	$1.23	119d	1	0.87mi
1322 Beverly Ave Unit 3 Weslaco, TX	3.0	2.0	1050	$1,350	$1.29	119d	1	0.87mi
1314 Beverly Ave Unit 4 Weslaco, TX	3.0	2.0	1000	$1,200	$1.20	6d	1	0.90mi
2211 Tomatillo Dr Weslaco, TX	3.0	2.0	1361	$2,200	$1.62	119d	1	0.93mi
103 Audrey Dr Weslaco, TX	2.0	1.0	865	$750	$0.87	140d	1	1.41mi
220 E 18th St Unit 2 Weslaco, TX	2.0	1.0	770	$770	$1.00	139d	1	1.49mi

Listing history 50 events

1. 2026-09-24
   days on market $105,000 Active 229 DOM
2. 2026-09-23
   days on market $105,000 Active 228 DOM
3. 2026-09-21
   days on market $105,000 Active 226 DOM
4. 2026-09-20
   days on market $105,000 Active 225 DOM
5. 2026-09-19
   days on market $105,000 Active 224 DOM
6. 2026-09-19
   days on market $105,000 Active 223 DOM
7. 2026-09-17
   days on market $105,000 Active 222 DOM
8. 2026-09-17
   days on market $105,000 Active 221 DOM
9. 2026-09-16
   days on market $105,000 Active 220 DOM
10. 2026-09-14
    days on market $105,000 Active 219 DOM
11. 2026-09-13
    days on market $105,000 Active 218 DOM
12. 2026-09-12
    days on market $105,000 Active 217 DOM
13. 2026-09-11
    pricestatusdays on market $105,000 Active 216 DOM
14. 2026-09-05
    days on market $100,000 Option 214 DOM
15. 2026-09-04
    days on market $100,000 Option 213 DOM
16. 2026-09-03
    days on market $100,000 Option 212 DOM
17. 2026-09-02
    days on market $100,000 Option 211 DOM
18. 2026-08-30
    status $100,000 Option 207 DOM
19. 2026-08-29
    days on market $100,000 Active 207 DOM
20. 2026-08-28
    days on market $100,000 Active 206 DOM
21. 2026-08-27
    days on market $100,000 Active 205 DOM
22. 2026-08-25
    days on market $100,000 Active 203 DOM
23. 2026-08-24
    days on market $100,000 Active 202 DOM
24. 2026-08-23
    days on market $100,000 Active 201 DOM
25. 2026-08-22
    days on market $100,000 Active 200 DOM
26. 2026-08-21
    days on market $100,000 Active 199 DOM
27. 2026-08-20
    days on market $100,000 Active 198 DOM
28. 2026-08-19
    days on market $100,000 Active 197 DOM
29. 2026-08-18
    days on market $100,000 Active 196 DOM
30. 2026-08-17
    days on market $100,000 Active 195 DOM
31. 2026-08-16
    days on market $100,000 Active 194 DOM
32. 2026-08-15
    days on market $100,000 Active 193 DOM
33. 2026-08-13
    days on market $100,000 Active 191 DOM
34. 2026-08-12
    days on market $100,000 Active 190 DOM
35. 2026-08-11
    days on market $100,000 Active 189 DOM
36. 2026-08-10
    days on market $100,000 Active 188 DOM
37. 2026-08-09
    days on market $100,000 Active 187 DOM
38. 2026-08-08
    days on market $100,000 Active 186 DOM
39. 2026-08-07
    days on market $100,000 Active 185 DOM
40. 2026-08-06
    days on market $100,000 Active 184 DOM
41. 2026-08-05
    days on market $100,000 Active 183 DOM
42. 2026-08-04
    days on market $100,000 Active 182 DOM
43. 2026-08-03
    days on market $100,000 Active 181 DOM
44. 2026-07-31
    days on market $100,000 Active 178 DOM
45. 2026-07-30
    days on market $100,000 Active 177 DOM
46. 2026-07-29
    days on market $100,000 Active 176 DOM
47. 2026-07-27
    days on market $100,000 Active 174 DOM
48. 2026-07-26
    pricedays on market $100,000 Active 173 DOM
49. 2026-07-24
    days on market $101,000 Active 171 DOM
50. 2026-07-23
    days on market $101,000 Active 170 DOM

ⓘ 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: $10,951
• − Mortgage interest: −$5,882
• − Property taxes: −$1,069
• − Insurance: −$525
• − Repairs & maintenance: −$876
• − Management: −$876
• − Depreciation: −$3,055
• Taxable loss: −$1,332
• Est. tax savings @ 24.0%: +$320
• After-tax cash flow: $769/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 Est. rehab $5,060–$15,180 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Memorial El D- TX #1,133/4,322 Nat'l #15,897/41,679 Middle Central Middle F TX #786/1,662 Nat'l #7,065/14,009 High Weslaco H S F TX #1,147/1,632 Nat'l #11,621/17,239

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

B Composite livability gradescore 72/100

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

• County: Hidalgo · 955,232 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 38,942
• Household income: $53,797
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 11% of renters

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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%

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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%

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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

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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