2701 Robin Rd · Weslaco, TX 78596

$500,000

8 bd · 8.0 ba · — sqft · MultiFamily · 198 Days on market

Built 2025 Excellent condition Est $481k · at est. $50/mo HOA · 4% 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 +5.8/15.0
• 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: 4 units. confirmed

Listing remarks MLS

Introducing Pike Terrace, a brand new gated community in Weslaco! This stunning fourplex subdivision is conveniently located at the corner of Pike Blvd and Milano Rd. This property features a mixture of two and three spacious bedroom units, perfect for modern living. Enjoy contemporary flooring, a stylish kitchen bar, and high-end cabinetry that elevate the space. Every detail has been thoughtfully considered, from the elegant quartz countertops throughout to the energy-efficient LED lighting. The main bedroom offers a roomy walk-in closet, while the main bath features elegant frameless shower doors for a touch of luxury. Comes will all appliances. With its prime location near schools, shopping centers, restaurants, and various amenities, this is a fantastic opportunity for investors. Priced to sell, Pike Terrace is not to be missed! Pictures are for reference only, currently under construction. Estimated to be done end of October 2025. Carports will be located in front.

Key facts

• Gated community
• Quartz countertops
• Fourplex subdivision

Tags

• GATED COMMUNITY
• FOURPLEX SUBDIVISION
• STYLISH KITCHEN BAR
• HIGH-END CABINETRY
• QUARTZ COUNTERTOPS
• ENERGY-EFFICIENT LED LIGHTING

What this means for you Summary

Snapshot

• This is a 2×2bd/2.0ba + 2×3bd/2.0ba units multifamily listed at $500k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive. Per door: $86/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $487k (2.6% below list).
• Recommended offer: $440k (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 $536 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 198 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 2 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 $440,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 8.6

CMA / ARV

• ARV (median comp): $481,360
• List price: $500,000
• Delta: 3.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-6,265
• Equity at exit: $130,749

10-year hold

• IRR: 5.2%
• Equity multiple: 1.53×
• Total profit: $73,738
• Equity at exit: $146,065

Cash invested: $140,000 (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: 34.9×

Monthly cashflow live

• Estimated rent: $4,871 high
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,500/yr
• Insurance: −$208
• HOA: −$50
• Vacancy / Maint / Mgmt: −$1,023
• Net cashflow: $343

Break-even live

Break-even rent $4,437

Max offer price $500,000

Occupancy floor 88%

Sensitivity live

Price	-10% $688	-5% $515	+0% $343	+5% $170	+10% $-3
Rent	-10% $-42	-5% $150	+0% $343	+5% $535	+10% $728
Rate	-1.0pp $595	-0.5pp $470	base $343	+0.5pp $213	+1.0pp $81

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,390
▸ 2× units	3	2	$2,480
Total (4 units)			$4,871

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: security

Listing history 17 events

1. 2026-06-18
   days on market $500,000 Active 198 DOM
2. 2026-06-17
   days on market $500,000 Active 197 DOM
3. 2026-06-16
   days on market $500,000 Active 196 DOM
4. 2026-06-15
   days on market $500,000 Active 195 DOM
5. 2026-06-15
   days on market $500,000 Active 194 DOM
6. 2026-06-13
   days on market $500,000 Active 193 DOM
7. 2026-06-12
   days on market $500,000 Active 192 DOM
8. 2026-06-09
   days on market $500,000 Active 189 DOM
9. 2026-06-08
   days on market $500,000 Active 188 DOM
10. 2026-06-08
    days on market $500,000 Active 187 DOM
11. 2026-06-07
    days on market $500,000 Active 186 DOM
12. 2026-06-03
    days on market $500,000 Active 183 DOM
13. 2026-06-02
    days on market $500,000 Active 182 DOM
14. 2026-06-01
    days on market $500,000 Active 181 DOM
15. 2026-05-31
    days on market $500,000 Active 180 DOM
16. 2025-12-02
    listed $500,000 New 985-char remark

    Show marketing remark (985 chars)

    Introducing Pike Terrace, a brand new gated community in Weslaco! This stunning fourplex subdivision is conveniently located at the corner of Pike Blvd and Milano Rd. This property features a mixture of two and three spacious bedroom units, perfect for modern living. Enjoy contemporary flooring, a stylish kitchen bar, and high-end cabinetry that elevate the space. Every detail has been thoughtfully considered, from the elegant quartz countertops throughout to the energy-efficient LED lighting. The main bedroom offers a roomy walk-in closet, while the main bath features elegant frameless shower doors for a touch of luxury. Comes will all appliances. With its prime location near schools, shopping centers, restaurants, and various amenities, this is a fantastic opportunity for investors. Priced to sell, Pike Terrace is not to be missed! Pictures are for reference only, currently under construction. Estimated to be done end of October 2025. Carports will be located in front.

17. 2025-08-04
    listed $500,000 Active 845-char remark

    Show marketing remark (845 chars)

    Introducing Pike Terrace, a brand new gated community in Weslaco! This stunning fourplex subdivision is conveniently located at the corner of Pike Blvd and Milano Rd. This property features a mixture of two and three spacious bedroom units, perfect for modern living. Enjoy contemporary flooring, a stylish kitchen bar, and high-end cabinetry that elevate the space. Every detail has been thoughtfully considered, from the elegant quartz countertops throughout to the energy-efficient LED lighting. The main bedroom offers a roomy walk-in closet, while the main bath features elegant frameless shower doors for a touch of luxury. Comes will all appliances. With its prime location near schools, shopping centers, restaurants, and various amenities, this is a fantastic opportunity for investors. Priced to sell, Pike Terrace is not to be missed!

ⓘ 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: $58,452
• − Mortgage interest: −$28,008
• − Property taxes: −$7,500
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,676
• − Management: −$4,676
• − HOA: −$600
• − Depreciation: −$14,545
• Taxable loss: −$4,054
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $5,085/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 · 5 photos

Excellent 100/100 None rehab

This brand new fourplex subdivision in Weslaco is move-in ready with excellent condition and no visible repairs or maintenance needed. High ROI updates include painting and landscaping improvements.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and property value
• Both Addition of smart home features — Improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both Addition of smart home features — Improves convenience and marketability ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2025-12-02 Listed $500,000 LERA
• 2025-08-04 Listed $500,000 MCALLENMLS