2709 Woodpecker Rd · Weslaco, TX 78596

$489,000

8 bd · 8.8 ba · — sqft · MultiFamily · 50 Days on market

Built 2025 Excellent condition Est $481k · at est. $50/mo HOA · 4% of rent ↓ 5% since listing

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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 +6.8/15.0
• 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

FULLY LEASED! This fourplex is located in the brand new gated community in Weslaco Pike Terrace! It is located on the corner of Pike Blvd and Milano Rd. This property offers spacious 2- two bedrooms/2 baths and 2- 3 bedrooms/2 baths. It boasts modern tile flooring with a large island in the kitchen and high end cabinets. It's exceptional attention to detail features quartz countertops throughout and LED lighting. Main bedroom has large walk-in closet and glass shower door in main bathroom. It is close to good schools, shopping centers, restaurants and many more amenities. Great opportunity for all investors and priced to sell!

Key facts

• Gated community
• Modern tile flooring
• Quartz countertops

Tags

• GATED COMMUNITY
• MODERN TILE FLOORING
• LARGE ISLAND IN KITCHEN
• HIGH END CABINETS
• QUARTZ COUNTERTOPS
• LED LIGHTING

Property features AI

Finance

• Other: Subdivision: OUT/HIDALGO
• Financial info: Gross/net income and operating expense reported as $0 in listing data; Vacancy rate reported as 0%
• HOA & community: Mandatory HOA; HOA fee $600 annually; Association transfer fee $350

Exterior

• Parking: Each unit includes 2 covered carport parking spaces
• Utilities: Separate electric meters; Common water meters; City water/sewer
• Home design: 4-unit property; Approximately 1 year old; Stucco exterior; Other exterior type noted (see remarks)
• Construction: Built by Domain Development Corp.; Slab foundation; Other roof type (see remarks)
• Exterior features: Patio slab; Other exterior details (see remarks)

Interior

• Kitchen: Oven/Stove in each unit; Refrigerator in each unit
• Bedrooms: Unit 1: 2 bedrooms (occupied); Unit 2: 3 bedrooms (occupied); Unit 3: 2 bedrooms (occupied); Unit 4: 3 bedrooms (occupied)
• Flooring: Ceramic tile
• Bathrooms: Unit 1: 3 full bathrooms; Unit 2: 2 full bathrooms; Unit 3: 2 full bathrooms; Unit 4: 2 full bathrooms
• Heating & cooling: Central heating (electric); Unit central air conditioning
• Interior features: Ceramic tile flooring
• Laundry & utility: Washer and dryer in each unit; Washer and dryer connections in each unit

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.2-bath units multifamily listed at $489k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive. Per door: $82/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 $476k (2.7% below list).
• Recommended offer: $474k (3.0% 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 $524 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 50 days — a 3% lower offer ($474k) is reasonable based on typical stale-listing flexibility.
• 4 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 $474,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 8.6

CMA / ARV

• ARV (median comp): $481,360
• List price: $489,000
• Delta: 1.59%
• 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: -1.1%
• Equity multiple: 0.95×
• Total profit: $-6,591
• Equity at exit: $127,873

10-year hold

• IRR: 5.2%
• Equity multiple: 1.52×
• Total profit: $71,116
• Equity at exit: $142,851

Cash invested: $136,920 (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: 34.3×

Monthly cashflow live

• Estimated rent: $4,756 high
• Mortgage (P&I): −$2,564
• Tax est. 1.5%: −$611 /mo · $7,335/yr
• Insurance: −$204
• HOA: −$50
• Vacancy / Maint / Mgmt: −$999
• Net cashflow: $328

Break-even live

Break-even rent $4,341

Max offer price $489,000

Occupancy floor 88%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2.2	$4,756
Total (4 units)			$4,756

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: $122,250
• Closing costs: $14,670
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 24 events

1. 2026-06-18
   days on market $489,000 Active 50 DOM
2. 2026-06-17
   days on market $489,000 Active 49 DOM
3. 2026-06-16
   days on market $489,000 Active 48 DOM
4. 2026-06-15
   days on market $489,000 Active 47 DOM
5. 2026-06-15
   days on market $489,000 Active 46 DOM
6. 2026-06-13
   days on market $489,000 Active 45 DOM
7. 2026-06-12
   days on market $489,000 Active 44 DOM

   Show marketing remark (634 chars)

   FULLY LEASED! This fourplex is located in the brand new gated community in Weslaco Pike Terrace! It is located on the corner of Pike Blvd and Milano Rd. This property offers spacious 2- two bedrooms/2 baths and 2- 3 bedrooms/2 baths. It boasts modern tile flooring with a large island in the kitchen and high end cabinets. It's exceptional attention to detail features quartz countertops throughout and LED lighting. Main bedroom has large walk-in closet and glass shower door in main bathroom. It is close to good schools, shopping centers, restaurants and many more amenities. Great opportunity for all investors and priced to sell!

8. 2026-06-09
   days on market $489,000 Active 41 DOM
9. 2026-06-08
   days on market $489,000 Active 40 DOM
10. 2026-06-08
    days on market $489,000 Active 39 DOM
11. 2026-06-07
    days on market $489,000 Active 38 DOM
12. 2026-06-03
    days on market $489,000 Active 35 DOM
13. 2026-06-02
    days on market $489,000 Active 34 DOM
14. 2026-06-01
    days on market $489,000 Active 33 DOM
15. 2026-05-31
    days on market $489,000 Active 32 DOM
16. 2026-04-29
    listed $489,000 New 634-char remark
17. 2026-02-02
    price $489,000 634-char remark

    Show marketing remark (634 chars)

    FULLY LEASED! This fourplex is located in the brand new gated community in Weslaco Pike Terrace! It is located on the corner of Pike Blvd and Milano Rd. This property offers spacious 2- two bedrooms/2 baths and 2- 3 bedrooms/2 baths. It boasts modern tile flooring with a large island in the kitchen and high end cabinets. It's exceptional attention to detail features quartz countertops throughout and LED lighting. Main bedroom has large walk-in closet and glass shower door in main bathroom. It is close to good schools, shopping centers, restaurants and many more amenities. Great opportunity for all investors and priced to sell!

18. 2026-01-31
    price $499,000 634-char remark

    Show marketing remark (634 chars)

    FULLY LEASED! This fourplex is located in the brand new gated community in Weslaco Pike Terrace! It is located on the corner of Pike Blvd and Milano Rd. This property offers spacious 2- two bedrooms/2 baths and 2- 3 bedrooms/2 baths. It boasts modern tile flooring with a large island in the kitchen and high end cabinets. It's exceptional attention to detail features quartz countertops throughout and LED lighting. Main bedroom has large walk-in closet and glass shower door in main bathroom. It is close to good schools, shopping centers, restaurants and many more amenities. Great opportunity for all investors and priced to sell!

19. 2025-12-04
    price $515,000 634-char remark

    Show marketing remark (634 chars)

    FULLY LEASED! This fourplex is located in the brand new gated community in Weslaco Pike Terrace! It is located on the corner of Pike Blvd and Milano Rd. This property offers spacious 2- two bedrooms/2 baths and 2- 3 bedrooms/2 baths. It boasts modern tile flooring with a large island in the kitchen and high end cabinets. It's exceptional attention to detail features quartz countertops throughout and LED lighting. Main bedroom has large walk-in closet and glass shower door in main bathroom. It is close to good schools, shopping centers, restaurants and many more amenities. Great opportunity for all investors and priced to sell!

20. 2025-12-04
    status Active 634-char remark

    Show marketing remark (634 chars)

    FULLY LEASED! This fourplex is located in the brand new gated community in Weslaco Pike Terrace! It is located on the corner of Pike Blvd and Milano Rd. This property offers spacious 2- two bedrooms/2 baths and 2- 3 bedrooms/2 baths. It boasts modern tile flooring with a large island in the kitchen and high end cabinets. It's exceptional attention to detail features quartz countertops throughout and LED lighting. Main bedroom has large walk-in closet and glass shower door in main bathroom. It is close to good schools, shopping centers, restaurants and many more amenities. Great opportunity for all investors and priced to sell!

21. 2024-12-01
    status Pending 634-char remark

    Show marketing remark (634 chars)

    FULLY LEASED! This fourplex is located in the brand new gated community in Weslaco Pike Terrace! It is located on the corner of Pike Blvd and Milano Rd. This property offers spacious 2- two bedrooms/2 baths and 2- 3 bedrooms/2 baths. It boasts modern tile flooring with a large island in the kitchen and high end cabinets. It's exceptional attention to detail features quartz countertops throughout and LED lighting. Main bedroom has large walk-in closet and glass shower door in main bathroom. It is close to good schools, shopping centers, restaurants and many more amenities. Great opportunity for all investors and priced to sell!

22. 2024-11-30
    price $535,000 634-char remark

    Show marketing remark (634 chars)

    FULLY LEASED! This fourplex is located in the brand new gated community in Weslaco Pike Terrace! It is located on the corner of Pike Blvd and Milano Rd. This property offers spacious 2- two bedrooms/2 baths and 2- 3 bedrooms/2 baths. It boasts modern tile flooring with a large island in the kitchen and high end cabinets. It's exceptional attention to detail features quartz countertops throughout and LED lighting. Main bedroom has large walk-in closet and glass shower door in main bathroom. It is close to good schools, shopping centers, restaurants and many more amenities. Great opportunity for all investors and priced to sell!

23. 2024-08-14
    listed Option 634-char remark

    Show marketing remark (634 chars)

    FULLY LEASED! This fourplex is located in the brand new gated community in Weslaco Pike Terrace! It is located on the corner of Pike Blvd and Milano Rd. This property offers spacious 2- two bedrooms/2 baths and 2- 3 bedrooms/2 baths. It boasts modern tile flooring with a large island in the kitchen and high end cabinets. It's exceptional attention to detail features quartz countertops throughout and LED lighting. Main bedroom has large walk-in closet and glass shower door in main bathroom. It is close to good schools, shopping centers, restaurants and many more amenities. Great opportunity for all investors and priced to sell!

24. 2024-08-13
    listed $515,000 634-char remark

    Show marketing remark (634 chars)

    FULLY LEASED! This fourplex is located in the brand new gated community in Weslaco Pike Terrace! It is located on the corner of Pike Blvd and Milano Rd. This property offers spacious 2- two bedrooms/2 baths and 2- 3 bedrooms/2 baths. It boasts modern tile flooring with a large island in the kitchen and high end cabinets. It's exceptional attention to detail features quartz countertops throughout and LED lighting. Main bedroom has large walk-in closet and glass shower door in main bathroom. It is close to good schools, shopping centers, restaurants and many more amenities. Great opportunity for all investors and priced to sell!

ⓘ 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: $57,072
• − Mortgage interest: −$27,392
• − Property taxes: −$7,335
• − Insurance: −$2,445
• − Repairs & maintenance: −$4,566
• − Management: −$4,566
• − HOA: −$600
• − Depreciation: −$14,225
• Taxable loss: −$4,057
• Est. tax savings @ 24.0%: +$974
• After-tax cash flow: $4,908/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 fourplex is in excellent condition with modern finishes and a great location. It is fully leased and ready for investors to capitalize on its current value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make a home more appealing
• Both Lighting — Modern lighting can improve the home's ambiance and safety

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make a home more appealing ↑
• Both Lighting — Modern lighting can improve the home's ambiance and safety ↑

ⓘ 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

-5.0% since first listed

10 events — show timeline

• 2026-06-12 Sold (MLS) — MCALLENMLS
• 2026-04-29 Listed $489,000 LERA
• 2026-02-02 Price Changed $489,000 MCALLENMLS
• 2026-01-31 Price Changed $499,000 MCALLENMLS
• 2025-12-04 Price Changed $515,000 MCALLENMLS
• 2025-12-04 Relisted — MCALLENMLS
• 2024-12-01 Pending — MCALLENMLS
• 2024-11-30 Price Changed $535,000 MCALLENMLS
• 2024-08-14 Listed — MCALLENMLS
• 2024-08-13 Listed $515,000 MCALLENMLS