2901 Charlie Rd · Weslaco, TX 78596

$479,000

None bd · None ba · 3,726 sqft · MultiFamily · 64 Days on market

Built 2027 Excellent condition 9,029 sqft lot $129/sqft · at area comps Est $483k · at est.

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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 +17.3/30.0
• ARV discount +7.9/15.0
• DSCR +5.4/10.0
• 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

Start building your investment portfolio today with this new construction fourplex located in Weslaco’s newest gated community, Dominions Subdivision. Situated in a perfect location right of Highway 83, in between of N Midway Road and Milano Road with close proximity to an array of dining, shopping, and entertainment options. Consists of two separate buildings, each building will consist of 3bed/2bath and 2bed/2bath units, this Fourplex presents a compelling opportunity for a lucrative return on investment. Take the first step toward securing this amazing investment property!

Key facts

• Gated community
• New construction
• 9,029 sq ft lot

Tags

• NEW CONSTRUCTION
• GATED COMMUNITY
• CLOSE PROXIMITY TO DINING
• CLOSE PROXIMITY TO SHOPPING
• TWO SEPARATE BUILDINGS

What this means for you Summary

Snapshot

• This is a 2×3bd/2ba + 2×2bd/2ba units multifamily listed at $479k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive. Per door: $87/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 $463k (3.3% below list).
• Recommended offer: $450k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Market conditions: 708 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $514 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 64 days — a 6% lower offer ($450k) is reasonable based on typical stale-listing flexibility.
• 3 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 $450,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $483,180
• List price: $479,000
• Delta: -0.87%
• Verdict: FAIR
• Comps: 16 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	0.06mi	—/—	3,726 (0%)	1mo	$479,000	$129	96
2909 Charlie Rd	0.00mi	—/—	3,802 (+2%)	3mo	$479,000	$126	94
604 Dominion Dr	0.11mi	—/—	3,802 (+2%)	1mo	$479,000	$126	90
605 Sparrow Rd	0.09mi	—/—	4,080 (+10%)	6mo	$485,000	$119	75
513 Sparrow Rd	0.12mi	—/—	4,080 (+10%)	5mo	$485,000	$119	75
705 Sparrow Rd	0.16mi	—/—	4,080 (+10%)	9mo	$495,000	$121	69
2701 Woodpecker Rd	0.18mi	—/—	4,080 (+10%)	10mo	$535,000	$131	68
2705 Woodpecker Rd	0.21mi	—/—	4,080 (+10%)	10mo	$535,000	$131	66
801 Sparrow Rd	0.16mi	—/—	4,080 (+10%)	14mo	$510,000	$125	65
2613 Woodpecker Rd	0.19mi	—/—	4,166 (+12%)	22mo	$495,000	$119	53
2609 Woodpecker Rd	0.22mi	—/—	4,198 (+13%)	21mo	$495,000	$118	51

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-4,662
• Equity at exit: $125,258

10-year hold

• IRR: 5.4%
• Equity multiple: 1.55×
• Total profit: $73,449
• Equity at exit: $139,930

Cash invested: $134,120 (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: 34.1×

Monthly cashflow live

• Estimated rent: $4,633 high
• Mortgage (P&I): −$2,512
• Tax est. 1.5%: −$599 /mo · $7,185/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$973
• Net cashflow: $350

Break-even live

Break-even rent $4,190

Max offer price $479,000

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,342
▸ 2× units	2	2	$2,292
Total (4 units)			$4,633

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: $119,750
• Closing costs: $14,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 San Vicente Unit 3 Weslaco, TX	3.0	2.0	4256	$1,250	$0.29	23d	1	1.43mi
1405 San Vicente Unit 1 Weslaco, TX	3.0	2.0	4256	$1,200	$0.28	23d	1	1.43mi

Listing history 20 events

1. 2026-06-18
   days on market $479,000 Active 64 DOM
2. 2026-06-17
   days on market $479,000 Active 63 DOM
3. 2026-06-16
   days on market $479,000 Active 62 DOM
4. 2026-06-15
   days on market $479,000 Active 61 DOM
5. 2026-06-15
   days on market $479,000 Active 60 DOM
6. 2026-06-13
   days on market $479,000 Active 59 DOM
7. 2026-06-12
   days on market $479,000 Active 58 DOM
8. 2026-06-09
   days on market $479,000 Active 55 DOM
9. 2026-06-08
   days on market $479,000 Active 54 DOM
10. 2026-06-08
    days on market $479,000 Active 53 DOM
11. 2026-06-07
    days on market $479,000 Active 52 DOM
12. 2026-06-03
    days on market $479,000 Active 49 DOM
13. 2026-06-02
    days on market $479,000 Active 48 DOM
14. 2026-06-01
    days on market $479,000 Active 47 DOM
15. 2026-05-31
    days on market $479,000 Active 46 DOM
16. 2026-04-15
    listed $479,000 Active 588-char remark

    Show marketing remark (588 chars)

    Start building your investment portfolio today with this new construction fourplex located in Weslaco’s newest gated community, Dominions Subdivision. Situated in a perfect location right of Highway 83, in between of N Midway Road and Milano Road with close proximity to an array of dining, shopping, and entertainment options. Consists of two separate buildings, each building will consist of 3bed/2bath and 2bed/2bath units, this Fourplex presents a compelling opportunity for a lucrative return on investment. Take the first step toward securing this amazing investment property!

17. 2025-11-17
    price $479,000
18. 2025-04-14
    listed $480,000 Active
19. 2024-04-02
    price $480,000
20. 2024-03-29
    listed $445,000 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: $55,596
• − Mortgage interest: −$26,831
• − Property taxes: −$7,185
• − Insurance: −$2,395
• − Repairs & maintenance: −$4,448
• − Management: −$4,448
• − Depreciation: −$13,935
• Taxable loss: −$3,645
• Est. tax savings @ 24.0%: +$875
• After-tax cash flow: $5,073/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 · 8 photos

Excellent 100/100 None rehab

This new construction fourplex in Dominions Subdivision is move-in ready with no visible repairs or maintenance needed. It offers a compelling investment opportunity with excellent curb appeal and potential for high ROI.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value
• Both Interior paint — Fresh paint can make a home more appealing
• Both Appliances — Modern appliances can attract more renters and buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Interior paint — Fresh paint can make a home more appealing ↑
• Both Appliances — Modern appliances can attract more renters and buyers ↑

ⓘ 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

+7.6% since first listed

5 events — show timeline

• 2026-04-15 Listed $479,000 MCALLENMLS
• 2025-11-17 Price Changed $479,000 MCALLENMLS
• 2025-04-14 Listed $480,000 MCALLENMLS
• 2024-04-02 Price Changed $480,000 MCALLENMLS
• 2024-03-29 Listed $445,000 MCALLENMLS