801 N Pino St · Weslaco, TX 78596

$119,000

5 bd · 1.0 ba · 1,035 sqft · SingleFamily public records · 228 Days on market

Built 1987 3,750 sqft lot $115/sqft · 18% below area Est $146k · 18% under

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Why this score? — see what drove the B 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Appreciation +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Wow! Look no further, this is a great opportunity to get into a home at an affordable price in a great location. This home features a 3 bedroom 1 bath on a corner acre with plenty of on street parking. Just minutes away from the highway and shopping centers. House has an updated kitchen and roof. Easy to show, Please contact your local agent today for a showing.

Key facts

• Updated kitchen
• Updated roof
• Corner acre

Tags

• UPDATED KITCHEN
• UPDATED ROOF
• CORNER ACRE
• ON STREET PARKING

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Zoned schools: Sam Houston El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 745 students, 87% FRL); Central Middle (math 33% / reading 40%, grade F, #786 of 1,662 statewide, top 48%, 974 students, 70% FRL); Weslaco H S (math 25% / reading 33%, grade F, #1,147 of 1,632 statewide, top 71%, 2,553 students, 73% FRL) — zoned schools average 77% FRL vs 59% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 711 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 $128 of equity ($823 loan paydown + $-695 appreciation (-0.6% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.19% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $145,734
• List price: $119,000
• Delta: -18.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.8%
• Equity multiple: 1.08×
• Total profit: $2,686
• Equity at exit: $31,118

10-year hold

• IRR: 7.9%
• Equity multiple: 1.80×
• Total profit: $26,816
• Equity at exit: $34,763

Cash invested: $33,320 (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: 711
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,419 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$149 /mo · $1,792/yr
• Insurance: −$50
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $146

Break-even live

Break-even rent $1,234

Max offer price $119,000

Occupancy floor 85%

Sensitivity live

Price	-10% $213	-5% $179	+0% $146	+5% $112	+10% $78
Rent	-10% $34	-5% $90	+0% $146	+5% $202	+10% $258
Rate	-1.0pp $206	-0.5pp $176	base $146	+0.5pp $115	+1.0pp $84

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $119,000 Active 228 DOM
2. 2026-06-21
   days on market $119,000 Active 227 DOM
3. 2026-06-18
   days on market $119,000 Active 225 DOM
4. 2026-06-17
   days on market $119,000 Active 224 DOM
5. 2026-06-16
   days on market $119,000 Active 223 DOM
6. 2026-06-15
   days on market $119,000 Active 222 DOM
7. 2026-06-15
   days on market $119,000 Active 221 DOM
8. 2026-06-13
   days on market $119,000 Active 220 DOM
9. 2026-06-12
   days on market $119,000 Active 219 DOM
10. 2026-06-09
    days on market $119,000 Active 216 DOM
11. 2026-06-08
    days on market $119,000 Active 215 DOM
12. 2026-06-08
    days on market $119,000 Active 214 DOM
13. 2026-06-07
    days on market $119,000 Active 213 DOM
14. 2026-06-03
    days on market $119,000 Active 210 DOM
15. 2026-06-02
    days on market $119,000 Active 209 DOM
16. 2026-06-01
    days on market $119,000 Active 208 DOM
17. 2026-05-31
    days on market $119,000 Active 207 DOM
18. 2025-11-05
    listed $119,000 Active 366-char remark

    Show marketing remark (366 chars)

    Wow! Look no further, this is a great opportunity to get into a home at an affordable price in a great location. This home features a 3 bedroom 1 bath on a corner acre with plenty of on street parking. Just minutes away from the highway and shopping centers. House has an updated kitchen and roof. Easy to show, Please contact your local agent today for a showing.

19. 2025-04-21
    listed $124,900 Active
20. 2024-02-15
    listed $124,900 Active
21. 2023-10-09
    status Active
22. 2023-10-09
    price $124,900
23. 2023-09-15
    price $127,000
24. 2023-05-23
    listed $130,000 Active
25. 2021-10-12
    soldstatus
26. 2021-08-27
    soldstatus Sold
27. 2021-08-14
    status Pending
28. 2021-08-12
    status Option Pending
29. 2021-07-21
    listed $65,000 Active

ⓘ 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: $1,792 · $149/mo
• Projected year-2 tax: $2,178 · $181/mo
• Expected delta: +$386/yr (+$32/mo · 21.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AH · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $17,024
• − Mortgage interest: −$6,666
• − Property taxes: −$1,792
• − Insurance: −$2,420
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$3,462
• Taxable loss: −$39
• Est. tax savings @ 24.0%: +$9
• After-tax cash flow: $1,758/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): 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

+83.1% since first listed

12 events — show timeline

• 2025-11-05 Listed $119,000 MCALLENMLS
• 2025-04-21 Listed $124,900 MCALLENMLS
• 2024-02-15 Listed $124,900 MCALLENMLS
• 2023-10-09 Relisted — MCALLENMLS
• 2023-10-09 Price Changed $124,900 MCALLENMLS
• 2023-09-15 Price Changed $127,000 MCALLENMLS
• 2023-05-23 Listed $130,000 MCALLENMLS
• 2021-10-12 Sold (Public Records) — Public Records
• 2021-08-27 Sold (MLS) — HARMLS
• 2021-08-14 Pending — HARMLS
• 2021-08-12 Pending — HARMLS
• 2021-07-21 Listed $65,000 HARMLS

Property tax history

+7.5%/yr

Latest (2025): $1,792 · +9.8% YoY. Source: county tax records.