1520 E 7th St · Weslaco, TX 78596

$94,900

2 bd · 1.0 ba · 928 sqft · SingleFamily public records · 9 Days on market

Built 1978 5,998 sqft lot Est $123k · 23% 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.7/10.0
• 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

Great investment opportunity in Weslaco! This 3-bedroom, 1-bath home on a 0.14-acre lot is ready for renovation and offers strong value-add potential. Featuring a backyard shed and a convenient location near Knapp Medical Center, this property is ideal for investors, flippers, or anyone looking for a fixer-upper with upside potential. Bring your vision and turn this property into a profitable investment or charming residence.

Key facts

• Backyard shed
• Convenient location
• 5,998 sq ft lot

Tags

• BACKYARD SHED
• CONVENIENT LOCATION
• STRONG VALUE-ADD POTENTIAL

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Two covered parking spaces; Two carport spaces; No garage
• Utilities: Public water; City sewer; Electric service available
• Home design: Single-story property; Facing direction not specified; Property type information available from local records
• Construction: Siding exterior; Pillar/post/pier foundation; Shingle roof; Built area approximately 928 square feet
• Exterior features: Chain link fencing; Storage structure on site; Mature trees; Paved road access

Interior

• Kitchen: No conveying appliances; Electric water heater
• Bedrooms: Living area(s): 1
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Ceiling fan(s); Countertops (other); No window coverings
• Laundry & utility: Laundry area with washer/dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 7.7% 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: 711 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $102 of equity ($656 loan paydown + $-554 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 $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $123,424
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1517 E Katie St	0.09mi	2/1.0	896 (-3%)	22mo	$118,900	$133	72
1503 Narcissus St	0.09mi	3/1.0 (+1)	1,056 (+14%)	2mo	$125,000	$118	66
—	0.46mi	2/1.0	957 (+3%)	17mo	$149,900	$157	59
216 S Guerra Ave	0.64mi	2/1.0	792 (-15%)	1mo	$73,500	$93	45

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: 1.7%
• Equity multiple: 1.08×
• Total profit: $2,005
• Equity at exit: $24,816

10-year hold

• IRR: 7.8%
• Equity multiple: 1.79×
• Total profit: $20,927
• Equity at exit: $27,723

Cash invested: $26,572 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,013 high
• Mortgage (P&I): −$498
• Tax from tax record: −$148 /mo · $1,779/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $115

Break-even live

Break-even rent $868

Max offer price $94,900

Occupancy floor 84%

Sensitivity live

Price	-10% $169	-5% $142	+0% $115	+5% $88	+10% $61
Rent	-10% $35	-5% $75	+0% $115	+5% $155	+10% $195
Rate	-1.0pp $163	-0.5pp $139	base $115	+0.5pp $90	+1.0pp $65

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 S Hospital Dr Unit A9 Weslaco, TX	1.0	1.0	600	$795	$1.32	45d	1	0.22mi
1812 Redbud Ln Unit 1 Weslaco, TX	2.0	2.0	874	$1,025	$1.17	45d	1	0.32mi
1804 Stauffers St #3 Weslaco, TX	2.0	2.0	840	$1,000	$1.19	45d	1	0.38mi
2108 Redbud Ln Unit 4 Weslaco, TX	2.0	2.0	920	$1,050	$1.14	45d	1	0.38mi
1306 E 11th St Unit 11 Weslaco, TX	2.0	2.0	900	$875	$0.97	45d	1	0.40mi
1805 Stauffers St Unit 3 Weslaco, TX	3.0	2.0	1116	$1,150	$1.03	45d	1	0.41mi
1722 E Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	45d	1	0.42mi
1817 Stauffer St Weslaco, TX	3.0	2.0	1116	$1,200	$1.08	45d	1	0.42mi
1804 Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,125	$1.20	45d	1	0.44mi
1917 Davenport St Unit 1 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	45d	1	0.50mi
705 E 6th St Unit 21 Weslaco, TX	1.0	1.0	700	$595	$0.85	45d	1	0.58mi
705 E 6th St Apt 4 Weslaco, TX	1.0	1.0	700	$695	$0.99	45d	1	0.58mi
301 E 4th St Unit 5 Weslaco, TX	1.0	1.0	700	$670	$0.96	45d	1	0.88mi
622 E Llano Grande St Weslaco, TX	3.0	2.0	1100	$1,500	$1.36	45d	1	0.90mi
604 Buena Vista Dr Weslaco, TX	2.0	2.0	783	$750	$0.96	45d	1	1.04mi
609 Buena Vista Dr Apt 1 Weslaco, TX	2.0	2.0	888	$750	$0.84	45d	1	1.06mi
1810 S Oregon Ave Unit 622-3 Weslaco, TX	2.0	1.0	850	$855	$1.01	45d	1	1.10mi
1810 S Oregon Ave Unit 1810-14 Weslaco, TX	2.0	1.0	850	$695	$0.82	45d	1	1.10mi
1810 S Oregon Ave Unit 1810-9 Weslaco, TX	2.0	1.0	850	$795	$0.94	45d	1	1.10mi
518 N Cantu St Weslaco, TX	2.0	1.0	648	$900	$1.39	45d	1	1.13mi
309 E Mesquite St Weslaco, TX	3.0	2.0	1100	$1,400	$1.27	45d	1	1.26mi
220 E 18th St Unit 2 Weslaco, TX	2.0	1.0	770	$770	$1.00	45d	1	1.27mi
1511 Playa Dr Unit 2 Progreso Lakes, TX	3.0	2.0	987	$1,250	$1.27	45d	1	1.29mi
1603 Playa Dr Unit 3 Weslaco, TX	2.0	2.0	1100	$1,150	$1.05	45d	1	1.30mi
1404 Alta Vista Dr Unit 3 Progreso Lakes, TX	2.0	2.0	985	$1,075	$1.09	45d	1	1.32mi
1630 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	935	$1,095	$1.17	45d	1	1.34mi
1416 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	985	$1,025	$1.04	45d	1	1.34mi
1424 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	825	$995	$1.21	45d	1	1.35mi
1413 Alta Vista Dr Unit 4 Progreso Lakes, TX	3.0	2.0	1087	$1,150	$1.06	45d	1	1.37mi
1635 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	988	$1,095	$1.11	45d	1	1.37mi
3808 Las Vistas Ln Unit 1 Weslaco, TX	2.0	2.0	928	$1,100	$1.19	45d	1	1.42mi
1601 S Airport Dr Unit 261 Weslaco, TX	2.0	2.0	912	$1,500	$1.64	45d	1	1.43mi
1601 S Airport Dr Unit 283 Weslaco, TX	3.0	2.0	1033	$1,600	$1.55	45d	1	1.43mi
3814 Bella Costa Dr Unit 2 Weslaco, TX	3.0	2.0	1087	$1,175	$1.08	45d	1	1.45mi
3921 Las Vistas Ln Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	45d	1	1.48mi

Listing history 9 events

1. 2026-06-21
   days on market $94,900 Active 9 DOM
2. 2026-06-21
   days on market $94,900 Active 8 DOM
3. 2026-06-18
   days on market $94,900 Active 6 DOM
4. 2026-06-17
   days on market $94,900 Active 5 DOM
5. 2026-06-16
   days on market $94,900 Active 4 DOM
6. 2026-06-15
   days on market $94,900 Active 3 DOM
7. 2026-06-15
   days on market $94,900 Active 2 DOM
8. 2026-06-12
   remarks 429-char remark
9. 2026-06-12
   listed $94,900 Active 1 DOM

ⓘ 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: $1,779 · $148/mo
• Projected year-2 tax: $1,779 · $148/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $12,158
• − Mortgage interest: −$5,316
• − Property taxes: −$1,779
• − Insurance: −$474
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$2,761
• Taxable loss: −$117
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $1,408/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
• City population: 35,400
• 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

• 2026-06-03 Listed $94,900 MCALLENMLS

Property tax history

+6.8%/yr

Latest (2025): $1,779 · -2.1% YoY. Source: county tax records.