2747 Naples St · Weslaco, TX 78596

$185,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily · 206 Days on market

Built 2024 6,267 sqft lot $140/sqft · 13% below area Est $212k · 13% under ↓ 2% since listing

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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 +30.0/30.0
• ARV discount +13.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this charming farmhouse-style new construction featuring 3 bedrooms and 2 bathrooms. Step inside to find tile flooring throughout, a cathedral ceiling with a rustic wood beam, and an open-concept layout that fills the home with warmth and character. The kitchen offers a functional layout with plenty of space to cook and entertain, opening up to a cozy living area perfect for gatherings or quiet nights in. This adorable home offers timeless charm and modern comfort — the perfect starter home or cozy retreat!

Key facts

• 6,267 sq ft lot
• Built 2024
• Listed 206 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $934 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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.
• Market conditions: 708 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

• In year one you build about $198 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.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.51% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.63%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $211,726
• List price: $185,000
• Delta: -12.62%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.2%
• Equity multiple: 1.95×
• Total profit: $49,065
• Equity at exit: $48,377

10-year hold

• IRR: 25.2%
• Equity multiple: 3.67×
• Total profit: $138,201
• Equity at exit: $54,044

Cash invested: $51,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $934

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 62%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3818 Tierra Escondida Weslaco, TX	3.0	3.5	1846	$2,800	$1.52	44d	1	1.08mi

Listing history 5 events

1. 2026-05-15
   historical Option 529-char remark

   Show marketing remark (529 chars)

   Welcome to this charming farmhouse-style new construction featuring 3 bedrooms and 2 bathrooms. Step inside to find tile flooring throughout, a cathedral ceiling with a rustic wood beam, and an open-concept layout that fills the home with warmth and character. The kitchen offers a functional layout with plenty of space to cook and entertain, opening up to a cozy living area perfect for gatherings or quiet nights in. This adorable home offers timeless charm and modern comfort — the perfect starter home or cozy retreat!

2. 2026-05-01
   status Active 529-char remark

   Show marketing remark (529 chars)

   Welcome to this charming farmhouse-style new construction featuring 3 bedrooms and 2 bathrooms. Step inside to find tile flooring throughout, a cathedral ceiling with a rustic wood beam, and an open-concept layout that fills the home with warmth and character. The kitchen offers a functional layout with plenty of space to cook and entertain, opening up to a cozy living area perfect for gatherings or quiet nights in. This adorable home offers timeless charm and modern comfort — the perfect starter home or cozy retreat!

3. 2026-03-25
   price $185,000 529-char remark

   Show marketing remark (529 chars)

   Welcome to this charming farmhouse-style new construction featuring 3 bedrooms and 2 bathrooms. Step inside to find tile flooring throughout, a cathedral ceiling with a rustic wood beam, and an open-concept layout that fills the home with warmth and character. The kitchen offers a functional layout with plenty of space to cook and entertain, opening up to a cozy living area perfect for gatherings or quiet nights in. This adorable home offers timeless charm and modern comfort — the perfect starter home or cozy retreat!

4. 2025-10-28
   listed $189,000 Active 529-char remark

   Show marketing remark (529 chars)

   Welcome to this charming farmhouse-style new construction featuring 3 bedrooms and 2 bathrooms. Step inside to find tile flooring throughout, a cathedral ceiling with a rustic wood beam, and an open-concept layout that fills the home with warmth and character. The kitchen offers a functional layout with plenty of space to cook and entertain, opening up to a cozy living area perfect for gatherings or quiet nights in. This adorable home offers timeless charm and modern comfort — the perfect starter home or cozy retreat!

5. 2024-08-01
   listed $189,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $33,600
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$5,382
• Taxable income: $8,779
• Est. tax owed @ 24.0%: −$2,107
• After-tax cash flow: $9,095/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

• 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

-2.1% since first listed

5 events — show timeline

• 2026-05-15 Contingent — MCALLENMLS
• 2026-05-01 Relisted — MCALLENMLS
• 2026-03-25 Price Changed $185,000 MCALLENMLS
• 2025-10-28 Listed $189,000 MCALLENMLS
• 2024-08-01 Listed $189,000 MCALLENMLS