1501 Santa Maria St · Weslaco, TX 78596

$98,000

2 bd · 1.0 ba · 396 sqft · Manufactured public records · 155 Days on market

Built 1991 0.25 ac lot $247/sqft · 65% above area

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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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Appreciation +4.7/10.0
• 1% rule +4.6/10.0
• 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

Home located in South Weslaco, features 3 bedrooms, 1 bathroom with 1,368 sq ft. Spacious lot that is .25 acres with large shady trees. This home is in need of repairs, some TLC required to make this house a home. Great location with a 5-minute drive to Walmart Neighborhood Market, short 10-minute drive to expressway and Knapp Medical Center, and 15-minute drive to the Progreso International Bridge. Schedule your showing today!

Key facts

• Large shady trees
• Spacious lot
• 0.25 acre lot

Tags

• SPACIOUS LOT
• LARGE SHADY TREES
• 10 MINUTE DRIVE TO EXPRESSWAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $94k (3.9% below list).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 710 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 $105 of equity ($678 loan paydown + $-573 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 $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,240 (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. 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: 0.96% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (median comp): $204,607
• List price: $98,000
• Delta: -52.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.1%
• Equity multiple: 1.09×
• Total profit: $2,581
• Equity at exit: $25,627

10-year hold

• IRR: 8.1%
• Equity multiple: 1.82×
• Total profit: $22,554
• Equity at exit: $28,629

Cash invested: $27,440 (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: 710
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $942 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$62 /mo · $743/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $128

Break-even live

Break-even rent $781

Max offer price $98,000

Occupancy floor 81%

Sensitivity live

Price	-10% $183	-5% $155	+0% $128	+5% $100	+10% $72
Rent	-10% $53	-5% $90	+0% $128	+5% $165	+10% $202
Rate	-1.0pp $177	-0.5pp $153	base $128	+0.5pp $102	+1.0pp $76

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $98,000 Active 155 DOM
2. 2026-06-18
   days on market $98,000 Active 153 DOM
3. 2026-06-17
   days on market $98,000 Active 152 DOM
4. 2026-06-16
   days on market $98,000 Active 151 DOM
5. 2026-06-15
   days on market $98,000 Active 150 DOM
6. 2026-06-15
   days on market $98,000 Active 149 DOM
7. 2026-06-13
   days on market $98,000 Active 148 DOM
8. 2026-06-12
   days on market $98,000 Active 147 DOM
9. 2026-06-09
   days on market $98,000 Active 144 DOM
10. 2026-06-08
    days on market $98,000 Active 143 DOM
11. 2026-06-08
    days on market $98,000 Active 142 DOM
12. 2026-06-07
    days on market $98,000 Active 141 DOM
13. 2026-06-03
    days on market $98,000 Active 138 DOM
14. 2026-06-02
    days on market $98,000 Active 137 DOM
15. 2026-06-01
    days on market $98,000 Active 136 DOM
16. 2026-05-31
    days on market $98,000 Active 135 DOM
17. 2026-01-16
    listed $98,000 Active 432-char remark

    Show marketing remark (432 chars)

    Home located in South Weslaco, features 3 bedrooms, 1 bathroom with 1,368 sq ft. Spacious lot that is .25 acres with large shady trees. This home is in need of repairs, some TLC required to make this house a home. Great location with a 5-minute drive to Walmart Neighborhood Market, short 10-minute drive to expressway and Knapp Medical Center, and 15-minute drive to the Progreso International Bridge. Schedule your showing today!

18. 2026-01-08
    soldstatus
19. 2024-09-20
    price $98,000
20. 2024-05-22
    listed $99,000 Active
21. 2021-12-01
    listed $89,000 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: $743 · $62/mo
• Projected year-2 tax: $1,793 · $149/mo
• Expected delta: +$1,050/yr (+$88/mo · 141.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 69% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $11,307
• − Mortgage interest: −$5,490
• − Property taxes: −$743
• − Insurance: −$490
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$2,851
• Taxable loss: −$76
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $1,550/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

+10.1% since first listed

5 events — show timeline

• 2026-01-16 Listed $98,000 MCALLENMLS
• 2026-01-08 Sold (Public Records) — Public Records
• 2024-09-20 Price Changed $98,000 MCALLENMLS
• 2024-05-22 Listed $99,000 MCALLENMLS
• 2021-12-01 Listed $89,000 MCALLENMLS

Property tax history

+1.5%/yr

Latest (2025): $743 · +10.0% YoY. Source: county tax records.