2403 S Louisiana Ave · Villa Verde, TX 78596

$80,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 100 Days on market

Built 1980 9,073 sqft lot $65/sqft · 57% below area ↓ 45% 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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.0/10.0
• Appreciation +4.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Livability +1.9/5.0

Listing remarks MLS

Updated price, ready to move. Located on the south side of Weslaco just past 18th Street, this two-story single-family home at 2403 S Louisiana Ave offers strong potential for the right buyer. Built in 1993, the property features 3 bedrooms and 2 bathrooms and sits on a generous 0.20-acre lot, providing ample space for future improvements or expansion. This home is ideal for investors or buyers looking to add value through upgrades and renovations. With its established location and lot size, this property presents a great opportunity to customize, update, and maximize its potential. Just down the street from Harlon Block Sports Complex and Weslaco Fire Dept, Station #3.

Key facts

• Generous lot
• Established location
• 9,073 sq ft lot

Tags

• GENEROUS LOT
• ESTABLISHED LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $70 ($840/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 $80k (0.3% below list).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 38/100 on livability (#1,624 in TX) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $86 of equity ($553 loan paydown + $-467 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 100 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.00% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $185,560
• List price: $80,000
• Delta: -56.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Bridget St	0.26mi	4/2.0 (+1)	1,183 (-3%)	2mo	$194,999	$165	72
612 Bridget St	0.26mi	4/2.0 (+1)	1,183 (-3%)	5mo	$199,000	$168	69
720 Bridget St	0.29mi	3/2.0	1,351 (+10%)	13mo	$167,000	$124	55
3407 Emma Dr	0.74mi	3/2.5	1,349 (+10%)	18mo	$210,000	$156	27

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-35
• Equity at exit: $20,920

10-year hold

• IRR: 6.1%
• Equity multiple: 1.62×
• Total profit: $13,887
• Equity at exit: $23,370

Cash invested: $22,400 (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: 8.4×

Monthly cashflow live

• Estimated rent: $798 high
• Mortgage (P&I): −$420
• Tax from tax record: −$108 /mo · $1,290/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $70

Break-even live

Break-even rent $709

Max offer price $80,000

Occupancy floor 86%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Audrey Dr Weslaco, TX	2.0	1.0	865	$750	$0.87	44d	1	0.42mi
220 E 18th St Unit 2 Weslaco, TX	2.0	1.0	770	$770	$1.00	44d	1	0.64mi
1810 S Oregon Ave Unit 1810-9 Weslaco, TX	2.0	1.0	850	$795	$0.94	44d	1	0.84mi
1810 S Oregon Ave Unit 1810-14 Weslaco, TX	2.0	1.0	850	$695	$0.82	44d	1	0.84mi
1810 S Oregon Ave Unit 622-3 Weslaco, TX	2.0	1.0	850	$855	$1.01	44d	1	0.84mi
604 Buena Vista Dr Weslaco, TX	2.0	2.0	783	$750	$0.96	44d	1	0.91mi
609 Buena Vista Dr Apt 1 Weslaco, TX	2.0	2.0	888	$750	$0.84	44d	1	0.92mi
2816 Brown St Unit B Weslaco, TX	2.0	2.0	1000	$950	$0.95	44d	1	1.49mi
1900 Columbia St Unit D Weslaco, TX	2.0	2.0	1000	$1,050	$1.05	14d	1	1.49mi

Listing history 3 events

1. 2026-05-07
   price $80,000 678-char remark

   Show marketing remark (678 chars)

   Updated price, ready to move. Located on the south side of Weslaco just past 18th Street, this two-story single-family home at 2403 S Louisiana Ave offers strong potential for the right buyer. Built in 1993, the property features 3 bedrooms and 2 bathrooms and sits on a generous 0.20-acre lot, providing ample space for future improvements or expansion. This home is ideal for investors or buyers looking to add value through upgrades and renovations. With its established location and lot size, this property presents a great opportunity to customize, update, and maximize its potential. Just down the street from Harlon Block Sports Complex and Weslaco Fire Dept, Station #3.

2. 2026-04-21
   price $120,000 678-char remark

   Show marketing remark (678 chars)

   Updated price, ready to move. Located on the south side of Weslaco just past 18th Street, this two-story single-family home at 2403 S Louisiana Ave offers strong potential for the right buyer. Built in 1993, the property features 3 bedrooms and 2 bathrooms and sits on a generous 0.20-acre lot, providing ample space for future improvements or expansion. This home is ideal for investors or buyers looking to add value through upgrades and renovations. With its established location and lot size, this property presents a great opportunity to customize, update, and maximize its potential. Just down the street from Harlon Block Sports Complex and Weslaco Fire Dept, Station #3.

3. 2026-02-10
   listed $145,000 Active 678-char remark

   Show marketing remark (678 chars)

   Updated price, ready to move. Located on the south side of Weslaco just past 18th Street, this two-story single-family home at 2403 S Louisiana Ave offers strong potential for the right buyer. Built in 1993, the property features 3 bedrooms and 2 bathrooms and sits on a generous 0.20-acre lot, providing ample space for future improvements or expansion. This home is ideal for investors or buyers looking to add value through upgrades and renovations. With its established location and lot size, this property presents a great opportunity to customize, update, and maximize its potential. Just down the street from Harlon Block Sports Complex and Weslaco Fire Dept, Station #3.

ⓘ 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: $1,290 · $108/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$174/yr (+$14/mo · 13.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $9,576
• − Mortgage interest: −$4,481
• − Property taxes: −$1,290
• − Insurance: −$400
• − Repairs & maintenance: −$766
• − Management: −$766
• − Depreciation: −$2,327
• Taxable loss: −$455
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $950/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 — Villa Verde

• Score: 38/100
• State rank: #1624
• US rank: #27479

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing F Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villa Verde, 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

-44.8% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $80,000 MCALLENMLS
• 2026-04-21 Price Changed $120,000 MCALLENMLS
• 2026-02-10 Listed $145,000 MCALLENMLS

Property tax history

+3.8%/yr

Latest (2025): $1,290 · +9.5% YoY. Source: county tax records.