208 N Liberty St · Weslaco, TX 78596

$49,000

2 bd · 1.0 ba · 680 sqft · SingleFamily public records · 1 Days on market

Built 1983 1,998 sqft lot Est $88k · 45% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Unlock the potential of this cozy home situated on a desirable lot. In need of extensive remodeling, this property presents an excellent opportunity for investors, builders, or buyers looking to create a customized living space. Sold as-is, with endless possibilities to renovate, expand, or reimagine. Bring your vision and transform this diamond in the rough into something special.

Key facts

• Extensive remodeling
• Desirable lot
• 1,998 sq ft lot

Tags

• DESIRABLE LOT
• EXTENSIVE REMODELING
• CUSTOMIZED LIVING SPACE

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: No garage
• Utilities: Public water; City sewer
• Home design: Not new construction; Living area sourced from HidalgoCAD; Paved road access
• Construction: Frame/wood construction; Pillar/post/pier foundation; Shingle roof; Building area approximately 680
• Exterior features: Chain link and wood fencing; Curb and gutters

Interior

• Kitchen: Gas water heater; Other appliance(s)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Interior features: Countertops: other; Window coverings (other)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($725 rent vs $49k).
• Cap rate 11.2% 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.
• Zoned schools: Sam Houston El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 745 students, 87% 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) — zoned schools average 77% FRL vs 59% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 708 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $53 of equity ($339 loan paydown + $-286 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $49,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.48% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.61%
• DSCR: 1.78
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $88,400
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 N Cedro St	0.18mi	2/1.0	704 (+4%)	22mo	$95,000	$135	68
116 N Kansas Ave	0.30mi	2/1.0	720 (+6%)	12mo	$75,000	$104	66
209 N Kansas St	0.27mi	3/1.0 (+1)	732 (+8%)	20mo	$95,000	$130	53
404 E Esplanada St	0.55mi	2/1.0	640 (-6%)	21mo	$45,000	$70	47
302 E Esplanada St	0.47mi	2/1.0	770 (+13%)	20mo	$110,000	$143	40

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: 15.8%
• Equity multiple: 1.74×
• Total profit: $10,092
• Equity at exit: $12,813

10-year hold

• IRR: 21.1%
• Equity multiple: 3.22×
• Total profit: $30,393
• Equity at exit: $14,314

Cash invested: $13,720 (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: 5.6×

Monthly cashflow live

• Estimated rent: $725 high
• Mortgage (P&I): −$257
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$152
• Net cashflow: $201

Break-even live

Break-even rent $470

Max offer price $49,000

Occupancy floor 67%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 E 4th St Unit 5 Weslaco, TX	1.0	1.0	700	$670	$0.96	43d	1	0.52mi
518 N Cantu St Weslaco, TX	2.0	1.0	648	$900	$1.39	44d	1	0.56mi
1409 W Business 83 Unit 00 722 Weslaco, TX	1.0	1.0	550	$855	$1.55	43d	1	0.61mi
705 E 6th St Unit 21 Weslaco, TX	1.0	1.0	700	$595	$0.85	43d	1	0.82mi
705 E 6th St Apt 4 Weslaco, TX	1.0	1.0	700	$695	$0.99	43d	1	0.82mi
222 S Westgate Dr Weslaco, TX	1.0	1.0	700	$680	$0.97	44d	1	0.88mi
222 S Westgate Dr Weslaco, TX	1.0	1.0	650	$670	$1.03	43d	1	0.88mi
222 S Westgate Dr Apt 6 Weslaco, TX	1.0	1.0	700	$680	$0.97	43d	1	0.88mi
1006 Lilia Dr Weslaco, TX	1.0	1.0	720	$650	$0.90	43d	1	1.03mi
610 S Hospital Dr Unit A9 Weslaco, TX	1.0	1.0	600	$795	$1.32	43d	1	1.15mi
1601 S Airport Dr Unit 231 Weslaco, TX	1.0	1.0	385	$1,200	$3.12	43d	1	1.29mi

Listing history 2 events

1. 2026-06-18
   remarks 384-char remark
2. 2026-06-18
   listed $49,000 Active 1 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: $1,132 · $94/mo
• Projected year-2 tax: $1,132 · $94/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $8,704
• − Mortgage interest: −$2,745
• − Property taxes: −$1,132
• − Insurance: −$245
• − Repairs & maintenance: −$696
• − Management: −$696
• − Depreciation: −$1,425
• Taxable income: $1,765
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $1,993/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

2 events — show timeline

• 2026-06-17 Listed $49,000 MCALLENMLS
• 2017-09-19 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,132 · +19.8% YoY. Source: county tax records.