2605 Woodpecker Rd · Weslaco, TX 78596

$519,000

None bd · None ba · 4,502 sqft · MultiFamily · 23 Days on market

Built 2026 Excellent condition 9,997 sqft lot Est $536k · 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 +16.4/30.0
• ARV discount +8.9/15.0
• DSCR +5.1/10.0
• Condition / age +5.0/5.0
• Appreciation +4.7/10.0
• 1% rule +4.5/10.0
• 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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

New construction fourplex located in the fast-growing Pike Terrace subdivision on Milanos Rd in Weslaco. This oversized investment property offers approximately 4,502 living sqft and was built with premium materials throughout. The 3-bedroom units offer approximately 1,183 sqft, while the 2-bedroom units offer approximately 1,068 sqft. Each unit includes appliances, giving future tenants added convenience and rental appeal. Just 2 minutes from the expressway, and shopping centers, this property combines location, size, and quality in one of Weslaco’s growing multifamily areas.

Key facts

• New construction
• Investment property
• Appliances included

Tags

• NEW CONSTRUCTION
• INVESTMENT PROPERTY
• PREMIUM MATERIALS
• APPLIANCES INCLUDED
• FAST-GROWING SUBDIVISION
• TWO MINUTES FROM EXPRESSWAY

Property features AI

Finance

• Other: Lot size about 0.2295 acres (9,997 sq ft); Living area source: HidalgoCAD; Green energy: none; Number of units in community: 4; Directions: Use GPS
• HOA & community: Association: Pike Terrace; Community has curbs; Association mandatory; annual fee; POA transfer fee applicable

Exterior

• Parking: 8 total parking spaces; 8 covered spaces; 8-car carport
• Security: Smoke detector(s)
• Utilities: City sewer; Cable available; One separate water meter
• Home design: Single property unit (4 units in community)
• Construction: Stucco exterior; Shingle roof; Slab foundation; Building area approximately 4,502 square feet
• Exterior features: Gutters and spouting; Patio slab; Wood fencing; Curb & gutters; Sidewalks; Sprinkler system; Paved road access; Outbuilding (none)

Interior

• Kitchen: Smooth electric cooktop; Microwave; Dishwasher; Refrigerator
• Flooring: Tile flooring
• Heating & cooling: Central heat; Central air conditioning; Has heating and cooling
• Interior features: Ceiling fans; Decorative / high ceilings; Microwave; Walk-in closets; Washer (included)
• Laundry & utility: Laundry closet with washer/dryer connections; Electric water heater; Washer and dryer (included)

What this means for you Summary

Snapshot

• This is a 2×3bd/2ba + 2×2bd/2ba units multifamily listed at $519k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive. Per door: $73/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 $491k (5.4% below list).
• Recommended offer: $491k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Dr R E Margo El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 914 students, 87% FRL); Armando Cuellar Middle (math 22% / reading 31%, grade F, #1,200 of 1,662 statewide, top 73%, 626 students, 88% FRL); Weslaco East H S (math 24% / reading 26%, grade F, #1,250 of 1,632 statewide, top 77%, 2,004 students, 86% FRL) — zoned schools average 87% FRL vs 59% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $556 of equity ($4k 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 23 days — a 2% lower offer ($511k) is reasonable based on typical stale-listing flexibility.

Recommended offer $490,900 (5.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.95% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $535,738
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2612 Mockingbird Rd	0.11mi	—/—	4,502 (0%)	10mo	$499,000	$111	86
2508 Mockingbird Rd	0.04mi	—/—	4,426 (-2%)	15mo	$545,000	$123	83
2608 Mockingbird Rd	0.04mi	—/—	4,502 (0%)	19mo	$499,000	$111	82
2705 Woodpecker Rd	0.01mi	—/—	4,080 (-9%)	10mo	$535,000	$131	76
2701 Woodpecker Rd	0.04mi	—/—	4,080 (-9%)	10mo	$535,000	$131	74
513 Sparrow Rd	0.27mi	—/—	4,080 (-9%)	5mo	$485,000	$119	68
605 Sparrow Rd	0.26mi	—/—	4,080 (-9%)	6mo	$485,000	$119	68
2613 Woodpecker Rd	0.02mi	—/—	4,166 (-8%)	22mo	$495,000	$119	68
2609 Woodpecker Rd	0.11mi	—/—	4,198 (-7%)	21mo	$495,000	$118	66
705 Sparrow Rd	0.28mi	—/—	4,080 (-9%)	9mo	$495,000	$121	64
801 Sparrow Rd	0.28mi	—/—	4,080 (-9%)	14mo	$510,000	$125	59

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: -1.6%
• Equity multiple: 0.93×
• Total profit: $-10,633
• Equity at exit: $135,718

10-year hold

• IRR: 4.6%
• Equity multiple: 1.46×
• Total profit: $67,531
• Equity at exit: $151,615

Cash invested: $145,320 (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: 708
• Price-to-rent: 35.1×

Monthly cashflow live

• Estimated rent: $4,909 high
• Mortgage (P&I): −$2,722
• Tax est. 1.5%: −$649 /mo · $7,785/yr
• Insurance: −$216
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,031
• Net cashflow: $291

Break-even live

Break-even rent $4,540

Max offer price $519,000

Occupancy floor 89%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,466
▸ 2× units	2	2	$2,442
Total (4 units)			$4,909

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: $129,750
• Closing costs: $15,570
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $519,000 Active 23 DOM
2. 2026-06-17
   days on market $519,000 Active 22 DOM
3. 2026-06-16
   days on market $519,000 Active 21 DOM
4. 2026-06-15
   days on market $519,000 Active 20 DOM
5. 2026-06-15
   days on market $519,000 Active 19 DOM
6. 2026-06-13
   days on market $519,000 Active 18 DOM
7. 2026-06-12
   days on market $519,000 Active 17 DOM
8. 2026-06-09
   days on market $519,000 Active 14 DOM
9. 2026-06-08
   days on market $519,000 Active 13 DOM
10. 2026-06-08
    days on market $519,000 Active 12 DOM
11. 2026-06-07
    days on market $519,000 Active 11 DOM
12. 2026-06-03
    days on market $519,000 Active 8 DOM
13. 2026-06-02
    days on market $519,000 Active 7 DOM
14. 2026-06-01
    days on market $519,000 Active 6 DOM
15. 2026-05-31
    days on market $519,000 Active 5 DOM
16. 2026-05-26
    listed $519,000 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: $58,908
• − Mortgage interest: −$29,072
• − Property taxes: −$7,785
• − Insurance: −$2,595
• − Repairs & maintenance: −$4,713
• − Management: −$4,713
• − Depreciation: −$15,098
• Taxable loss: −$5,068
• Est. tax savings @ 24.0%: +$1,216
• After-tax cash flow: $4,713/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 · 13 photos

Excellent 100/100 None rehab

This new construction fourplex is in excellent condition with no visible repairs needed. It offers a great investment opportunity with potential for minor updates to enhance curb appeal and interior aesthetics.

Value-add opportunities

• Both Landscaping improvements — Enhanced curb appeal can attract both buyers and renters.
• Both Interior paint touch-ups — Fresh paint can make the interior look more inviting and modern.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhanced curb appeal can attract both buyers and renters. ↑
• Both Interior paint touch-ups — Fresh paint can make the interior look more inviting and modern. ↑

ⓘ 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

1 event — show timeline

• 2026-05-26 Listed $519,000 MCALLENMLS