511 Mi Vida St · Weslaco, TX 78596

$255,000

3 bd · 2.0 ba · 2,000 sqft · SingleFamily public records · 48 Days on market

Built 2011 0.28 ac lot Est $348k · 27% under $21/mo HOA · 1% of rent ↓ 19% since listing

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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 +16.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.3/10.0
• 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

This 3-bedroom, 2-bathroom residence with an additional studio showcases timeless Spanish Mediterranean character, enhanced by freshly painted interiors, a re-stuccoed exterior, and a classic clay tile roof. Situated on a spacious corner lot, the home features high decorative ceilings, elegant cantera columns, and well-appointed flooring throughout. The kitchen is thoughtfully designed with custom dark cabinetry and granite countertops, while the expansive primary bathroom offers a dual vanity for added comfort and functionality. An excellent opportunity for investors or buyers seeking to personalize and complete a distinctive Mediterranean-style home.

Key facts

• Decorative ceilings
• Re-stuccoed exterior
• Cantera columns

Tags

• RE-STUCCOED EXTERIOR
• CLAY TILE ROOF
• CORNER LOT
• DECORATIVE CEILINGS
• CANTERA COLUMNS
• CUSTOM DARK CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $247k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: 710 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 $273 of equity ($2k 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 48 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 9 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

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $348,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Santa Elena St	0.10mi	3/2.0	2,015 (+1%)	11mo	$295,000	$146	85
3902 Tierra Escondida St	0.53mi	3/3.5	2,003 (+0%)	6mo	$360,500	$180	64
3901 Tierra Escondida	0.50mi	3/3.5	2,083 (+4%)	7mo	$339,000	$163	58
1405 Helen Dr	0.57mi	4/3.0 (+1)	1,990 (-0%)	11mo	$349,000	$175	54
2501 S Louisiana Ave	0.73mi	3/3.0	1,940 (-3%)	5mo	$254,680	$131	52
1602 Helen Dr	0.67mi	3/3.0	1,862 (-7%)	2mo	$299,999	$161	52
3818 Tierra Escondida Dr	0.53mi	3/3.5	1,846 (-8%)	6mo	$345,000	$187	52
1505 Helen Dr	0.60mi	4/3.0 (+1)	2,164 (+8%)	4mo	$376,490	$174	46
1513 Helen Dr	0.60mi	4/3.0 (+1)	2,161 (+8%)	9mo	$389,000	$180	42
1510 Helen Dr	0.62mi	4/3.0 (+1)	1,814 (-9%)	9mo	$297,000	$164	39
1401 Fairway Dr	0.68mi	4/3.0 (+1)	1,828 (-9%)	11mo	$299,900	$164	36
1421 Tierra Bella St	0.60mi	4/2.0 (+1)	1,700 (-15%)	8mo	$315,000	$185	36

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: -1.0%
• Equity multiple: 0.95×
• Total profit: $-3,354
• Equity at exit: $66,682

10-year hold

• IRR: 5.2%
• Equity multiple: 1.53×
• Total profit: $37,711
• Equity at exit: $74,493

Cash invested: $71,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$578 /mo · $6,933/yr
• Insurance: −$106
• HOA: −$21
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $170

Break-even live

Break-even rent $2,585

Max offer price $255,000

Occupancy floor 89%

Sensitivity live

Price	-10% $314	-5% $242	+0% $170	+5% $98	+10% $25
Rent	-10% $-51	-5% $59	+0% $170	+5% $280	+10% $391
Rate	-1.0pp $298	-0.5pp $235	base $170	+0.5pp $104	+1.0pp $36

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: $63,750
• Closing costs: $7,650
• 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	45d	1	0.52mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 37 events

1. 2026-06-21
   days on market $255,000 Active 48 DOM
2. 2026-06-18
   days on market $255,000 Active 46 DOM
3. 2026-06-17
   days on market $255,000 Active 45 DOM
4. 2026-06-16
   days on market $255,000 Active 44 DOM
5. 2026-06-15
   days on market $255,000 Active 43 DOM
6. 2026-06-15
   days on market $255,000 Active 42 DOM
7. 2026-06-13
   days on market $255,000 Active 41 DOM
8. 2026-06-12
   days on market $255,000 Active 40 DOM
9. 2026-06-09
   days on market $255,000 Active 37 DOM
10. 2026-06-08
    days on market $255,000 Active 36 DOM
11. 2026-06-08
    days on market $255,000 Active 35 DOM
12. 2026-06-07
    days on market $255,000 Active 34 DOM
13. 2026-06-03
    days on market $255,000 Active 31 DOM
14. 2026-06-02
    days on market $255,000 Active 30 DOM
15. 2026-06-01
    days on market $255,000 Active 29 DOM
16. 2026-05-31
    days on market $255,000 Active 28 DOM
17. 2026-04-27
    status Pending
18. 2026-04-20
    historical Option
19. 2026-03-25
    listed $255,000 Active
20. 2026-02-19
    listed $256,900 Active
21. 2026-01-15
    listed $256,900 Active
22. 2025-12-17
    price $256,900
23. 2025-12-15
    price $259,900
24. 2025-12-03
    listed $264,900 Active
25. 2025-12-02
    listed $264,900 Active
26. 2025-07-17
    listed $269,000 Active
27. 2025-06-22
    status Active
28. 2025-06-19
    historical Option
29. 2025-02-03
    price $270,000
30. 2025-01-27
    price $288,000
31. 2025-01-18
    price $293,000
32. 2025-01-05
    listed $303,000 Active
33. 2024-11-19
    price $305,000
34. 2024-10-18
    price $310,000
35. 2024-09-30
    listed $315,000 Active
36. 2024-08-28
    soldstatus
37. 2011-08-03
    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: $6,933 · $578/mo
• Projected year-2 tax: $6,933 · $578/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $33,600
• − Mortgage interest: −$14,284
• − Property taxes: −$6,933
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − HOA: −$252
• − Depreciation: −$7,418
• Taxable loss: −$1,938
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $2,502/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

-19.0% since first listed

21 events — show timeline

• 2026-04-27 Pending — MCALLENMLS
• 2026-04-20 Contingent — MCALLENMLS
• 2026-03-25 Listed $255,000 MCALLENMLS
• 2026-02-19 Listed $256,900 MCALLENMLS
• 2026-01-15 Listed $256,900 MCALLENMLS
• 2025-12-17 Price Changed $256,900 MCALLENMLS
• 2025-12-15 Price Changed $259,900 MCALLENMLS
• 2025-12-03 Listed $264,900 MCALLENMLS
• 2025-12-02 Listed $264,900 MCALLENMLS
• 2025-07-17 Listed $269,000 MCALLENMLS
• 2025-06-22 Relisted — MCALLENMLS
• 2025-06-19 Contingent — MCALLENMLS
• 2025-02-03 Price Changed $270,000 MCALLENMLS
• 2025-01-27 Price Changed $288,000 MCALLENMLS
• 2025-01-18 Price Changed $293,000 MCALLENMLS
• 2025-01-05 Listed $303,000 MCALLENMLS
• 2024-11-19 Price Changed $305,000 MCALLENMLS
• 2024-10-18 Price Changed $310,000 MCALLENMLS
• 2024-09-30 Listed $315,000 MCALLENMLS
• 2024-08-28 Sold (Public Records) — Public Records
• 2011-08-03 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $6,933 · -5.6% YoY. Source: county tax records.