115 S Guerra Ave · Weslaco, TX 78596

$75,000

1 bd · 1.0 ba · 1,140 sqft · Land · 47 Days on market

Built 2025 2,573 sqft lot $66/sqft · 43% below area Est $133k · 43% under ↓ 21% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Investment potential on this newly built 2025 frame home in Weslaco TX. Turn this into an income potential or starter home. Located minutes away from the expressway and Business 83, next to FD Roosevelt Elementary School. The property selling as is, you can put your own flare. Space offers living room, kitchen area, 1 bedroom on the main floor with full bathroom and a second story for additional rooms. Make an offer!

Key facts

• Income potential
• Newly built
• Kitchen area

Tags

• NEWLY BUILT
• INVESTMENT POTENTIAL
• INCOME POTENTIAL
• MINUTES AWAY FROM EXPRESSWAY
• LIVING ROOM
• KITCHEN AREA

Property features AI

Finance

• Other: Lot size approximately 2,574 sq ft (0.0591 acre)
• HOA & community: No homeowners association

Exterior

• Parking: No garage or carport; No covered parking; no designated parking spaces
• Utilities: Public water; City sewer
• Home design: Single-story property; Seller-measured living area
• Construction: Wood siding; Pillar/post/pier foundation; Shingle roof; Built area approximately 1,140 square feet
• Exterior features: Partial fencing; Mature trees on lot; Paved road access; Curbs and sidewalks in the community

Interior

• Kitchen: No conveying appliances
• Flooring: No flooring specified
• Bathrooms: 1 full bathroom
• Interior features: No window coverings; Countertops: other or none
• Laundry & utility: Water heater not provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $75k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: Airport El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 792 students, 86% 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: 710 active listings in the ZIP; 17 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 $81 of equity ($519 loan paydown + $-438 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.30% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.70%
• DSCR: 1.74
• GRM: 6.4

CMA / ARV

• ARV (median comp): $132,664
• List price: $75,000
• Delta: -43.47%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.7%
• Equity multiple: 1.68×
• Total profit: $14,373
• Equity at exit: $19,612

10-year hold

• IRR: 20.0%
• Equity multiple: 3.10×
• Total profit: $44,037
• Equity at exit: $21,910

Cash invested: $21,000 (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: 710
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $973 high
• Mortgage (P&I): −$393
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $292

Break-even live

Break-even rent $603

Max offer price $75,000

Occupancy floor 65%

Sensitivity live

Price	-10% $335	-5% $313	+0% $292	+5% $271	+10% $250
Rent	-10% $215	-5% $254	+0% $292	+5% $331	+10% $369
Rate	-1.0pp $330	-0.5pp $311	base $292	+0.5pp $273	+1.0pp $253

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 E 6th St Apt 4 Weslaco, TX	1.0	1.0	700	$695	$0.99	44d	1	0.44mi
705 E 6th St Unit 21 Weslaco, TX	1.0	1.0	700	$595	$0.85	44d	1	0.44mi
1804 Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,125	$1.20	45d	1	0.50mi
1804 Stauffers St #3 Weslaco, TX	2.0	2.0	840	$1,000	$1.19	44d	1	0.52mi
301 E 4th St Unit 5 Weslaco, TX	1.0	1.0	700	$670	$0.96	44d	1	0.52mi
1722 E Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	44d	1	0.53mi
1812 Redbud Ln Unit 1 Weslaco, TX	2.0	2.0	874	$1,025	$1.17	44d	1	0.57mi
1917 Davenport St Unit 1 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	44d	1	0.59mi
2108 Redbud Ln Unit 4 Weslaco, TX	2.0	2.0	920	$1,050	$1.14	44d	1	0.66mi
1601 S Airport Dr Unit 261 Weslaco, TX	2.0	2.0	912	$1,500	$1.64	44d	1	0.91mi
1306 E 11th St Unit 11 Weslaco, TX	2.0	2.0	900	$875	$0.97	44d	1	0.94mi
3814 Bella Costa Dr Unit 3 Weslaco, TX	2.0	2.0	987	$1,025	$1.04	44d	1	1.03mi
3707 Las Vistas Ln Apt 1 Weslaco, TX	2.0	2.0	987	$1,025	$1.04	44d	1	1.03mi
1416 Vani Dr Unit 1 Weslaco, TX	2.0	2.0	947	$990	$1.05	44d	1	1.46mi
1412 Vani Dr Unit 3 Weslaco, TX	2.0	2.0	960	$990	$1.03	44d	1	1.46mi
604 Buena Vista Dr Weslaco, TX	2.0	2.0	783	$750	$0.96	44d	1	1.47mi
1304 Petri Dr Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	44d	1	1.47mi

Listing history 24 events

1. 2026-06-21
   days on market $75,000 Active 47 DOM
2. 2026-06-18
   days on market $75,000 Active 45 DOM
3. 2026-06-17
   days on market $75,000 Active 44 DOM
4. 2026-06-16
   days on market $75,000 Active 43 DOM
5. 2026-06-15
   days on market $75,000 Active 42 DOM
6. 2026-06-15
   days on market $75,000 Active 41 DOM
7. 2026-06-13
   days on market $75,000 Active 40 DOM
8. 2026-06-12
   days on market $75,000 Active 39 DOM
9. 2026-06-09
   days on market $75,000 Active 36 DOM
10. 2026-06-08
    days on market $75,000 Active 35 DOM
11. 2026-06-08
    days on market $75,000 Active 34 DOM
12. 2026-06-07
    days on market $75,000 Active 33 DOM
13. 2026-06-03
    days on market $75,000 Active 30 DOM
14. 2026-06-02
    days on market $75,000 Active 29 DOM
15. 2026-06-01
    days on market $75,000 Active 28 DOM
16. 2026-05-31
    days on market $75,000 Active 27 DOM
17. 2026-05-04
    listed $75,000 Active 420-char remark
18. 2026-05-02
    status Pending
19. 2026-04-20
    historical Option
20. 2026-03-26
    price $85,000
21. 2025-12-11
    listed $95,000 Active
22. 2020-05-19
    soldstatus
23. 2018-11-19
    soldstatus
24. 1996-05-02
    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: $622 · $52/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$751/yr (+$63/mo · 120.7%)

ⓘ 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: $11,675
• − Mortgage interest: −$4,201
• − Property taxes: −$622
• − Insurance: −$375
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$2,182
• Taxable income: $2,427
• Est. tax owed @ 24.0%: −$583
• After-tax cash flow: $2,924/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

-21.1% since first listed

8 events — show timeline

• 2026-05-04 Listed $75,000 MCALLENMLS
• 2026-05-02 Pending — MCALLENMLS
• 2026-04-20 Contingent — MCALLENMLS
• 2026-03-26 Price Changed $85,000 MCALLENMLS
• 2025-12-11 Listed $95,000 MCALLENMLS
• 2020-05-19 Sold (Public Records) — Public Records
• 2018-11-19 Sold (Public Records) — Public Records
• 1996-05-02 Sold (Public Records) — Public Records

Property tax history

+11.2%/yr

Latest (2025): $622 · -0.2% YoY. Source: county tax records.