Juniper Plan · Weslaco, TX 78599

$291,990

3 bd · 2.5 ba · 2,328 sqft · SingleFamily · 340 Days on market

$25/mo HOA · 1% of rent

---

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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.3/10.0

Listing remarks MLS

The Juniper is a warm and welcoming two-story floor plan from our Haven Collection w ith 3 bedrooms, 2.5 bathrooms, s tudy and game room ac ross 2,328 square feet of living space. It is designed with personalization in mind, offering a variety of upgrade options to suit your lifestyle. The Juniper boasts an open-concept kitchen, dining, and family area bathed in natural light and conveniently connected to the backyard. This floor plan is perfect for gathering and making memories. A first-floor study and powder room create flexible space, perfect for work or guests. A private first-floor primary suite offers a peaceful retreat, while the upstairs game room and two bedrooms create space for fun and connection. Convert the study and game room into two additional bedrooms, bringing the total to 5 bedrooms. Add extra bathrooms, a spacious covered patio, upgraded kitchen appliances, additional utility room cabinets with a sink, or even expand your garage for more storage capacity . These thoughtful upgrades allow you to tailor the home to fit your unique needs and priorities.

Key facts

• First-floor study
• Open-concept kitchen
• Upstairs game room

Tags

• OPEN-CONCEPT KITCHEN
• FIRST-FLOOR STUDY
• UPSTAIRS GAME ROOM
• SPACIOUS COVERED PATIO
• UPGRADED KITCHEN APPLIANCES

🏗️ New construction. The $291,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $283,295.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $292k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $292k).
• Recommended offer: $257k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 234 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $79k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 340 days — a 12% lower offer ($257k) is reasonable based on typical stale-listing flexibility.

Recommended offer $256,951 (12.0% below list)

Questions for the listing agent

1. It's been on market 340 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.83%
• DSCR: 1.53
• GRM: 6.7

CMA / ARV

• ARV (median comp): $283,295
• List price: $291,990
• Delta: 3.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5413 Jay Ln	0.37mi	4/3.5 (+1)	2,355 (+1%)	8mo	$465,000	$197	65
200 Houston Dr	0.09mi	3/2.5	2,054 (-12%)	16mo	$278,990	$136	63
5377 Aaron Ln	0.37mi	4/3.5 (+1)	2,257 (-3%)	9mo	$425,000	$188	61
717 N Park Place Dr	0.58mi	4/3.5 (+1)	2,414 (+4%)	2mo	$389,900	$162	56
2719 N Ohio Ave	0.53mi	3/3.5	2,552 (+10%)	1mo	$249,999	$98	55
609 N Park Place Dr	0.52mi	4/2.5 (+1)	2,250 (-3%)	20mo	$375,000	$167	49
2405 Highland Dr	0.60mi	4/3.0 (+1)	2,517 (+8%)	13mo	$329,000	$131	40
2503 E Sugar Cane Dr	0.60mi	4/3.0 (+1)	2,128 (-9%)	12mo	$219,000	$103	40
5483 Jay Ln	0.37mi	4/2.5 (+1)	1,984 (-15%)	20mo	$385,900	$195	36
855 Azure Ave	0.54mi	4/2.5 (+1)	2,064 (-11%)	23mo	$265,000	$128	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $3,982
• Equity at exit: $42,240

10-year hold

• IRR: 10.9%
• Equity multiple: 1.86×
• Total profit: $67,894
• Equity at exit: $24,494

Cash invested: $79,323 (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 78599

• Home prices YoY: -3.7%
• Active inventory: 234
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,486
• Tax est. 1.5%: −$354 /mo · $4,249/yr
• Insurance: −$118
• HOA: −$25
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $782

Break-even live

Break-even rent $2,510

Max offer price $283,295

Occupancy floor 73%

Sensitivity live

Price	-10% $978	-5% $880	+0% $782	+5% $684	+10% $586
Rent	-10% $506	-5% $644	+0% $782	+5% $920	+10% $1,059
Rate	-1.0pp $925	-0.5pp $854	base $782	+0.5pp $709	+1.0pp $634

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: $70,824
• Closing costs: $8,499
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3208 N Westgate Dr Weslaco, TX	4.0	3.0	3347	$3,500	$1.05	15d	1	1.00mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 17 events

1. 2026-06-21
   days on market $291,990 Active 340 DOM
2. 2026-06-18
   days on market $291,990 Active 338 DOM
3. 2026-06-17
   days on market $291,990 Active 337 DOM
4. 2026-06-16
   days on market $291,990 Active 336 DOM
5. 2026-06-15
   days on market $291,990 Active 335 DOM
6. 2026-06-15
   days on market $291,990 Active 334 DOM
7. 2026-06-13
   days on market $291,990 Active 333 DOM
8. 2026-06-12
   days on market $291,990 Active 332 DOM
9. 2026-06-09
   days on market $291,990 Active 329 DOM
10. 2026-06-08
    days on market $291,990 Active 328 DOM
11. 2026-06-08
    days on market $291,990 Active 327 DOM
12. 2026-06-07
    days on market $291,990 Active 326 DOM
13. 2026-06-03
    days on market $291,990 Active 323 DOM
14. 2026-06-02
    days on market $291,990 Active 322 DOM
15. 2026-06-01
    days on market $291,990 Active 321 DOM
16. 2026-05-31
    days on market $291,990 Active 320 DOM
17. 2025-07-15
    listed $291,990 Active 1086-char remark

    Show marketing remark (1086 chars)

    The Juniper is a warm and welcoming two-story floor plan from our Haven Collection w ith 3 bedrooms, 2.5 bathrooms, s tudy and game room ac ross 2,328 square feet of living space. It is designed with personalization in mind, offering a variety of upgrade options to suit your lifestyle. The Juniper boasts an open-concept kitchen, dining, and family area bathed in natural light and conveniently connected to the backyard. This floor plan is perfect for gathering and making memories. A first-floor study and powder room create flexible space, perfect for work or guests. A private first-floor primary suite offers a peaceful retreat, while the upstairs game room and two bedrooms create space for fun and connection. Convert the study and game room into two additional bedrooms, bringing the total to 5 bedrooms. Add extra bathrooms, a spacious covered patio, upgraded kitchen appliances, additional utility room cabinets with a sink, or even expand your garage for more storage capacity . These thoughtful upgrades allow you to tailor the home to fit your unique needs and priorities.

ⓘ 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: $42,000
• − Mortgage interest: −$15,869
• − Property taxes: −$4,249
• − Insurance: −$1,416
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − HOA: −$300
• − Depreciation: −$8,241
• Taxable income: $5,204
• Est. tax owed @ 24.0%: −$1,249
• After-tax cash flow: $8,138/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): 35,400

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 42% White 2%
• Hispanic origin (detail): Mexican 90%
• Foreign-born: 20% · Canada
• Languages at home: 19% English-only · Spanish 80%

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: ▼ -9.47%
• Current HPI: 243.5537
• 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

1 event — show timeline

• 2025-07-15 Listed $291,990 Zillow