3014 W Mimosa Dr · Weslaco, TX 78596

$109,500

3 bd · 2.0 ba · 1,216 sqft · Land · 160 Days on market

Built 2017 6,050 sqft lot $90/sqft · 31% below area Est $158k · 31% under

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Appreciation +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Move-In Ready 3 Bed, 2 Bath Home, Near New Walking Trail! Step into this updated mobile home featuring brand-new flooring, a new water heater, modern ceiling fans, and more! With 3 spacious bedrooms and 2 full baths, near the newly completed Midway walking trail

Key facts

• Modern ceiling fans
• Updated mobile home
• New water heater

Tags

• UPDATED MOBILE HOME
• NEW WALKING TRAIL
• BRAND NEW FLOORING
• NEW WATER HEATER
• MODERN CEILING FANS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $110k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $117 of equity ($757 loan paydown + $-640 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $96,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.15% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.42%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $157,870
• List price: $109,500
• Delta: -30.64%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.6%
• Equity multiple: 1.16×
• Total profit: $4,976
• Equity at exit: $28,634

10-year hold

• IRR: 9.6%
• Equity multiple: 1.98×
• Total profit: $29,953
• Equity at exit: $31,988

Cash invested: $30,660 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$574
• Tax est. 1.5%: −$137 /mo · $1,642/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $174

Break-even live

Break-even rent $1,042

Max offer price $109,500

Occupancy floor 81%

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 Beverly Ave Unit 1 Weslaco, TX	2.0	2.0	986	$1,050	$1.06	43d	1	0.17mi
1322 Beverly Ave Unit 3 Weslaco, TX	3.0	2.0	1050	$1,350	$1.29	23d	1	0.18mi
1319 San Vicente Unit 1 Weslaco, TX	3.0	2.0	1100	$1,350	$1.23	23d	1	0.22mi
1409 San Vicente Weslaco, TX	3.0	2.0	1150	$1,250	$1.09	44d	1	0.23mi
2211 Tomatillo Dr Weslaco, TX	3.0	2.0	1361	$2,200	$1.62	23d	1	0.47mi
2816 Brown St Unit B Weslaco, TX	2.0	2.0	1000	$950	$0.95	43d	1	0.50mi
1900 Columbia St Unit D Weslaco, TX	2.0	2.0	1000	$1,050	$1.05	14d	1	0.55mi
3086 Briggs Rd Unit B Midway South, TX	2.0	3.0	1050	$1,300	$1.24	23d	1	0.99mi
3707 U.S. 83 Business Unit 431 Donna, TX	3.0	2.0	960	$799	$0.83	23d	1	1.21mi
3707 U.S. 83 Business Unit 333 Donna, TX	3.0	2.0	960	$899	$0.94	43d	1	1.21mi
3707 U.S. 83 Business Unit 442 Donna, TX	3.0	2.0	960	$799	$0.83	43d	1	1.21mi
408 Sparrow Rd #4 Weslaco, TX	3.0	2.0	1185	$1,400	$1.18	14d	1	1.31mi
412 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	23d	1	1.33mi
503 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1000	$1,300	$1.30	21d	1	1.35mi
2613 Mockingbird Rd Unit D Weslaco, TX	2.0	2.0	973	$1,200	$1.23	43d	1	1.40mi
2608 Mockingbird Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,380	$1.17	21d	1	1.42mi
700 Oriole Rd #2 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	43d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $109,500 Active 160 DOM
2. 2026-06-17
   days on market $109,500 Active 159 DOM
3. 2026-06-16
   days on market $109,500 Active 158 DOM
4. 2026-06-15
   days on market $109,500 Active 157 DOM
5. 2026-06-15
   days on market $109,500 Active 156 DOM
6. 2026-06-13
   days on market $109,500 Active 155 DOM
7. 2026-06-12
   days on market $109,500 Active 154 DOM
8. 2026-06-09
   days on market $109,500 Active 151 DOM
9. 2026-06-08
   days on market $109,500 Active 150 DOM
10. 2026-06-08
    days on market $109,500 Active 149 DOM
11. 2026-06-07
    days on market $109,500 Active 148 DOM
12. 2026-06-03
    days on market $109,500 Active 145 DOM
13. 2026-06-02
    days on market $109,500 Active 144 DOM
14. 2026-06-01
    days on market $109,500 Active 143 DOM
15. 2026-05-31
    days on market $109,500 Active 142 DOM
16. 2026-04-24
    price $109,500 264-char remark

    Show marketing remark (264 chars)

    Move-In Ready 3 Bed, 2 Bath Home, Near New Walking Trail! Step into this updated mobile home featuring brand-new flooring, a new water heater, modern ceiling fans, and more! With 3 spacious bedrooms and 2 full baths, near the newly completed Midway walking trail

17. 2026-01-09
    listed $119,995 Active 264-char remark

    Show marketing remark (264 chars)

    Move-In Ready 3 Bed, 2 Bath Home, Near New Walking Trail! Step into this updated mobile home featuring brand-new flooring, a new water heater, modern ceiling fans, and more! With 3 spacious bedrooms and 2 full baths, near the newly completed Midway walking trail

18. 2025-12-04
    price $119,995
19. 2025-07-09
    price $129,999
20. 2025-06-03
    listed $135,000 Active
21. 2024-01-12
    price $35,000
22. 2023-12-01
    listed $39,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $15,149
• − Mortgage interest: −$6,134
• − Property taxes: −$1,642
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,185
• Taxable income: $419
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $1,989/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 — 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

• Census place: Weslaco, 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

+177.2% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $109,500 MCALLENMLS
• 2026-01-09 Listed $119,995 MCALLENMLS
• 2025-12-04 Price Changed $119,995 MCALLENMLS
• 2025-07-09 Price Changed $129,999 MCALLENMLS
• 2025-06-03 Listed $135,000 MCALLENMLS
• 2024-01-12 Price Changed $35,000 MCALLENMLS
• 2023-12-01 Listed $39,500 MCALLENMLS