2809 Alpha Rd · Weslaco, TX 78596

$469,000

None bd · None ba · 3,752 sqft · MultiFamily · 155 Days on market

Built 2025 Excellent condition 9,060 sqft lot $125/sqft · at area comps Est $480k · at est. $33/mo HOA · 3% 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 +17.0/30.0
• ARV discount +8.5/15.0
• DSCR +5.3/10.0
• Condition / age +5.0/5.0
• 1% rule +4.7/10.0
• Appreciation +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Come check out these 4plex lots ready to be built on to your liking! Modern luxury at its finest. Buyer can choose interior design to fulfill their own vision. Located in the best part of Weslaco near the highway, most shopping centers, and restaurants. Are you ready to invest or build your portfolio? Call a realtor to help you today!

Key facts

• Own laundry room
• 9,060 sq ft lot
• 4 parking spots

Tags

• HIGH END MANUFACTURED CABINETS
• PORCELAIN TILE FLOORS
• OWN LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a multifamily listed at $469k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $320 ($4k/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 $455k (3.0% below list).
• Recommended offer: $413k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $503 of equity ($3k loan paydown + $-3k 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 155 days — a 12% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago 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 $412,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 8.6

CMA / ARV

• ARV (median comp): $479,581
• List price: $469,000
• Delta: -2.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2900 Delta Rd	0.17mi	—/—	3,726 (-1%)	1mo	$479,000	$129	90
2909 Charlie Rd	0.11mi	—/—	3,802 (+1%)	3mo	$479,000	$126	90
604 Dominion Dr	0.21mi	—/—	3,802 (+1%)	1mo	$479,000	$126	87
513 Sparrow Rd	0.12mi	—/—	4,080 (+9%)	5mo	$485,000	$119	76
605 Sparrow Rd	0.11mi	—/—	4,080 (+9%)	6mo	$485,000	$119	76
705 Sparrow Rd	0.13mi	—/—	4,080 (+9%)	9mo	$495,000	$121	72
2701 Woodpecker Rd	0.12mi	—/—	4,080 (+9%)	10mo	$535,000	$131	72
2705 Woodpecker Rd	0.15mi	—/—	4,080 (+9%)	10mo	$535,000	$131	70
801 Sparrow Rd	0.13mi	—/—	4,080 (+9%)	14mo	$510,000	$125	68
2613 Woodpecker Rd	0.14mi	—/—	4,166 (+11%)	22mo	$495,000	$119	56
2609 Woodpecker Rd	0.22mi	—/—	4,198 (+12%)	21mo	$495,000	$118	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: -1.0%
• Equity multiple: 0.95×
• Total profit: $-6,006
• Equity at exit: $122,643

10-year hold

• IRR: 5.2%
• Equity multiple: 1.52×
• Total profit: $68,862
• Equity at exit: $137,009

Cash invested: $131,320 (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: 34.4×

Monthly cashflow live

• Estimated rent: $4,549 high
• Mortgage (P&I): −$2,459
• Tax est. 1.5%: −$586 /mo · $7,035/yr
• Insurance: −$195
• HOA: −$33
• Vacancy / Maint / Mgmt: −$955
• Net cashflow: $320

Break-even live

Break-even rent $4,144

Max offer price $469,000

Occupancy floor 88%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,548
Total (4 units)			$4,549

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: $117,250
• Closing costs: $14,070
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 18 events

1. 2026-06-09
   days on market $469,000 Active 155 DOM
2. 2026-06-08
   days on market $469,000 Active 154 DOM
3. 2026-06-08
   days on market $469,000 Active 153 DOM
4. 2026-06-07
   days on market $469,000 Active 152 DOM
5. 2026-06-03
   days on market $469,000 Active 149 DOM
6. 2026-06-02
   days on market $469,000 Active 148 DOM
7. 2026-06-01
   days on market $469,000 Active 147 DOM
8. 2026-05-31
   days on market $469,000 Active 146 DOM
9. 2026-01-05
   listed $75,000 Active 337-char remark

   Show marketing remark (430 chars)

   Come check out these 4plex lots ready to be built to your liking! Modern luxury at its finest with high end manufactured cabinets, porcelain tile floors and each have their own laundry room. Buyer can choose interior colors to fulfill their own vision. Located in the best part of Weslaco near the highway, most shopping centers, and restaurants. Are you ready to invest or build your portfolio? Call a realtor to help you today!

10. 2026-01-05
    listed $469,000 Active 430-char remark

    Show marketing remark (430 chars)

    Come check out these 4plex lots ready to be built to your liking! Modern luxury at its finest with high end manufactured cabinets, porcelain tile floors and each have their own laundry room. Buyer can choose interior colors to fulfill their own vision. Located in the best part of Weslaco near the highway, most shopping centers, and restaurants. Are you ready to invest or build your portfolio? Call a realtor to help you today!

11. 2025-11-15
    price $479,000
12. 2024-12-12
    listed $490,000 Active
13. 2024-10-10
    listed $485,000 Active
14. 2024-06-21
    soldstatus Sold
15. 2024-05-11
    status Pending
16. 2024-05-10
    historical Option
17. 2024-04-02
    price $490,000
18. 2024-04-02
    listed $465,000 Active

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

Taxation est. · year 1

• Rental income: $54,588
• − Mortgage interest: −$26,271
• − Property taxes: −$7,035
• − Insurance: −$2,345
• − Repairs & maintenance: −$4,367
• − Management: −$4,367
• − HOA: −$396
• − Depreciation: −$13,644
• Taxable loss: −$3,837
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $4,756/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

Excellent 100/100 None rehab

This 4plex lot is ready to be built and is in excellent condition. It offers modern luxury with high-end cabinets and porcelain tile floors. The property is located in the best part of Weslaco, near highways, shopping centers, and restaurants. The addition of landscaping and curb appeal improvements would further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value
• Both Addition of modern outdoor lighting — Improves safety and enhances curb appeal
• Both Addition of a front porch — Enhances curb appeal and provides a welcoming entrance

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value ↑
• Both Addition of modern outdoor lighting — Improves safety and enhances curb appeal ↑
• Both Addition of a front porch — Enhances curb appeal and provides a welcoming entrance ↑

ⓘ 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

• 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

+0.9% since first listed

10 events — show timeline

• 2026-01-05 Listed $469,000 MCALLENMLS
• 2026-01-05 Listed $75,000 MCALLENMLS
• 2025-11-15 Price Changed $479,000 MCALLENMLS
• 2024-12-12 Listed $490,000 MCALLENMLS
• 2024-10-10 Listed $485,000 MCALLENMLS
• 2024-06-21 Sold (MLS) — MCALLENMLS
• 2024-05-11 Pending — MCALLENMLS
• 2024-05-10 Contingent — MCALLENMLS
• 2024-04-02 Price Changed $490,000 MCALLENMLS
• 2024-04-02 Listed $465,000 MCALLENMLS