616 W 5th St · Weslaco, TX 78596

$189,000

3 bd · 1.0 ba · 1,772 sqft · SingleFamily public records · 23 Days on market

Built 1987 8,190 sqft lot Est $232k · 19% under

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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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Appreciation +4.7/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Spacious 5-bedroom, 2-living areas, 2-bath, home in the heart of Weslaco offering excellent flexibility for large families, multi-generational living, or investment potential! Conveniently located at 616 W 5th Street in an established neighborhood, this property features 2 living areas ideal for entertaining, a functional layout, and a 10x20 storage building perfect for tools, hobbies, or extra storage needs. Home also includes generator-ready connections and RV plug-in access at driveway. Recent improvements include new interior paint throughout, a roof approximately 8 years old, A/C approximately 5 years old, and a newer water heater for added peace of mind. Enjoy being minutes from Knapp

Key facts

• 2 living areas
• New interior paint
• Rv plug in access

Tags

• 2 LIVING AREAS
• 10X20 STORAGE BUILDING
• GENERATOR READY CONNECTIONS
• RV PLUG IN ACCESS
• NEW INTERIOR PAINT
• ROOF APPROXIMATELY 8 YEARS OLD

Property features AI

Finance

• HOA & community: No homeowners association; Community sidewalks

Exterior

• Parking: No carport
• Utilities: Public water; City sewer; Electric service
• Home design: Brick construction
• Construction: Brick exterior; Shingle roof; Slab foundation
• Exterior features: Covered patio; Wood fencing; Curbs and gutters; Paved road access

Interior

• Kitchen: Refrigerator; Electric stove/range with coil elements; Electric water heater
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Mini blinds on windows; Countertops (other material)
• Laundry & utility: Washer and dryer included; Laundry room with washer/dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $73 ($881/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 $178k (5.9% below list).
• Recommended offer: $178k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Memorial El (math 40% / reading 50%, grade D-, #1,133 of 4,322 statewide, top 27%, 1,075 students, 67% 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).
• 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 $203 of equity ($1k loan paydown + $-1k 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 ($186k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $177,883 (5.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $232,132
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 S Clifford Dr	0.47mi	3/2.0	1,738 (-2%)	0mo	$249,000	$143	70
703 S Border Ave	0.30mi	3/2.0	1,632 (-8%)	2mo	$248,000	$152	67
307 W 8th St	0.47mi	3/2.0	1,826 (+3%)	2mo	$99,000	$54	67
616 S Indiana Ave	0.31mi	4/1.5 (+1)	1,764 (-0%)	21mo	$169,000	$96	60
904 W 8th St	0.39mi	3/2.0	1,654 (-7%)	9mo	$179,900	$109	60
505 S Clifford Dr S	0.45mi	4/3.0 (+1)	1,885 (+6%)	5mo	$215,000	$114	51
711 S Kansas Ave	0.59mi	3/2.0	1,720 (-3%)	19mo	$209,900	$122	47
722 S Missouri Ave	0.51mi	2/2.0 (-1)	1,659 (-6%)	12mo	$175,000	$105	47
600 W 11th St	0.56mi	3/2.0	1,665 (-6%)	16mo	$239,500	$144	47
1103 Ash Dr	0.46mi	3/2.0	1,986 (+12%)	12mo	$260,000	$131	44
1516 Agate Dr	0.65mi	3/2.0	1,988 (+12%)	12mo	$315,000	$158	35
907 Amethyst Dr	0.68mi	3/2.0	2,023 (+14%)	8mo	$270,000	$133	34

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: -2.5%
• Equity multiple: 0.89×
• Total profit: $-5,938
• Equity at exit: $49,423

10-year hold

• IRR: 3.8%
• Equity multiple: 1.38×
• Total profit: $20,176
• Equity at exit: $55,213

Cash invested: $52,920 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,779 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$262 /mo · $3,143/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $73

Break-even live

Break-even rent $1,686

Max offer price $189,000

Occupancy floor 91%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2211 Tomatillo Dr Weslaco, TX	3.0	2.0	1361	$2,200	$1.62	23d	1	1.13mi
1501 E 1st St Weslaco, TX	3.0	2.0	1781	$1,400	$0.79	43d	1	1.32mi

Listing history 17 events

1. 2026-06-18
   days on market $189,000 Active 23 DOM
2. 2026-06-17
   days on market $189,000 Active 22 DOM
3. 2026-06-16
   days on market $189,000 Active 21 DOM
4. 2026-06-15
   days on market $189,000 Active 20 DOM
5. 2026-06-15
   days on market $189,000 Active 19 DOM
6. 2026-06-13
   days on market $189,000 Active 18 DOM
7. 2026-06-12
   days on market $189,000 Active 17 DOM
8. 2026-06-09
   days on market $189,000 Active 14 DOM
9. 2026-06-08
   days on market $189,000 Active 13 DOM
10. 2026-06-08
    days on market $189,000 Active 12 DOM
11. 2026-06-07
    days on market $189,000 Active 11 DOM
12. 2026-06-03
    days on market $189,000 Active 8 DOM
13. 2026-06-02
    days on market $189,000 Active 7 DOM
14. 2026-06-01
    days on market $189,000 Active 6 DOM
15. 2026-05-31
    days on market $189,000 Active 5 DOM
16. 2026-05-26
    listed $189,000 Active
17. 2007-09-28
    soldstatus

ⓘ 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: $3,143 · $262/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$315/yr (+$26/mo · 10.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 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: $21,346
• − Mortgage interest: −$10,587
• − Property taxes: −$3,143
• − Insurance: −$945
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$5,498
• Taxable loss: −$2,243
• Est. tax savings @ 24.0%: +$538
• After-tax cash flow: $1,420/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

2 events — show timeline

• 2026-05-26 Listed $189,000 MCALLENMLS
• 2007-09-28 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,143 · +9.8% YoY. Source: county tax records.