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207 N Republic St
B+ Composite 79.82
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 +9.8/10.0
  • Appreciation +4.7/10.0
  • Livability +3.6/5.0
  • Schools +3.2/10.0
  • Rent growth +2.5/5.0
  • Condition / age +1.0/5.0

$69,000

207 N Republic St · Weslaco, TX 78596
2 bd · 1.0 ba · 853 sqft · SingleFamily public records · 106 Days on market
Built 1983 Poor condition 4,561 sqft lot $81/sqft · 49% below area Est $136k · 49% under ↓ 31% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Calling All Visionaries: Fixer-Upper on sitting on two lots Awaits Your Transformation! Unleash your inner designer and craft your dream home in this spacious fixer-upper! Nestled in the desirable and fast growing city of Weslaco. This property offers the perfect blank canvas for renovation enthusiasts. Fix the house and enjoy the large yard or divide the lots and build another home. Schedule your showing today and embark on your dream renovation journey! Seller says bring all offers.

Key facts

  • Two lots
  • Large yard
  • 4,561 sq ft lot

Tags

TWO LOTSLARGE YARD

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/1.0-bath single-family listed at $69k. Condition is rated poor.

Deal economics

  • At list price, monthly cash flow is $287 ($3k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($1k rent vs $69k).
  • Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
  • Cap rate 11.3% vs local median 4.2% 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: Sam Houston El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 745 students, 87% 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) — zoned schools average 77% FRL vs 59% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Market conditions: 800 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 97% 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 $74 of equity ($477 loan paydown + $-403 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 106 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
  • 4 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $62,790 (9.0% below list)

Questions for the listing agent

  1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
  2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
  3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  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
1.48%
Cap rate
11.29%
Cash-on-cash
17.83%
DSCR
1.79
GRM
5.6

CMA / ARV

ARV (median comp)
$135,815
List price
$69,000
Delta
-49.20%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 6 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
409 Hidalgo St 0.19mi 2/2.0 900 (+6%) 4mo $157,000 $174 75
211 W Llano Grande St 0.19mi 2/2.0 828 (-3%) 15mo $149,000 $180 70
311 N Missouri Ave 0.24mi 2/1.0 891 (+4%) 16mo $132,000 $148 68
302 E Esplanada St 0.50mi 2/1.0 770 (-10%) 21mo $110,000 $143 43
505 Santa Anna St 0.46mi 3/1.0 (+1) 944 (+11%) 18mo $157,000 $166 41
209 N Kansas St 0.30mi 3/1.0 (+1) 732 (-14%) 22mo $95,000 $130 39

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
16.1%
Equity multiple
1.75×
Total profit
$14,440
Equity at exit
$18,043
10-year hold
IRR
21.3%
Equity multiple
3.24×
Total profit
$43,290
Equity at exit
$20,157

Cash invested: $19,320 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
11 active · 6 under contract
Months of supply
11.0 mo (9%/mo absorbed)
Median asking
$150,000 ($154/sqft)
Median days on market
135 d
This list price
9% of active listings are priced below it
ARV vs active asking
+3.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78596

Home prices YoY
-0.2%
Active inventory
800
Price-to-rent
5.6×

Monthly cashflow live

Estimated rent
$1,024 high interval (Pro) →
Mortgage (P&I)
$362
Tax from tax record
$131 /mo · $1,578/yr
Insurance
$29
HOA
$0
Vacancy / Maint / Mgmt
$215
Net cashflow
$287

Break-even live

Break-even rent $661
Max offer price $69,000
Occupancy floor 67%

Sensitivity live

Price -10% $326 -5% $307 +0% $287 +5% $268 +10% $248
Rent -10% $206 -5% $247 +0% $287 +5% $328 +10% $368
Rate -1.0pp $322 -0.5pp $305 base $287 +0.5pp $269 +1.0pp $251

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
$17,250
Closing costs
$2,070
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 37 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
309 E Mesquite St Weslaco, TX 3.0 2.0 1100 $1,400 $1.27 93d 1 0.49mi
1409 W Business 83 Unit 00 722 Weslaco, TX 1.0 1.0 550 $855 $1.55 93d 1 0.55mi
301 E 4th St Unit 5 Weslaco, TX 1.0 1.0 700 $670 $0.96 93d 1 0.57mi
518 N Cantu St Weslaco, TX 2.0 1.0 648 $900 $1.39 93d 1 0.62mi
3707 Las Vistas Ln Apt 1 Weslaco, TX 2.0 2.0 987 $1,025 $1.04 93d 1 0.62mi
3814 Bella Costa Dr Unit 3 Weslaco, TX 2.0 2.0 987 $1,025 $1.04 93d 1 0.62mi
622 E Llano Grande St Weslaco, TX 3.0 2.0 1100 $1,500 $1.36 93d 1 0.63mi
222 S Westgate Dr Weslaco, TX 1.0 1.0 700 $680 $0.97 93d 1 0.82mi
222 S Westgate Dr Apt 6 Weslaco, TX 1.0 1.0 700 $680 $0.97 93d 1 0.82mi
222 S Westgate Dr Weslaco, TX 1.0 1.0 650 $670 $1.03 93d 1 0.82mi
705 E 6th St Apt 4 Weslaco, TX 1.0 1.0 700 $695 $0.99 93d 1 0.87mi
705 E 6th St Unit 21 Weslaco, TX 1.0 1.0 700 $595 $0.85 93d 1 0.87mi
1006 Lilia Dr Weslaco, TX 1.0 1.0 720 $650 $0.90 93d 1 1.01mi
610 S Hospital Dr Unit A9 Weslaco, TX 1.0 1.0 600 $795 $1.32 93d 1 1.20mi
1721 Harrison St Weslaco, TX 2.0 2.0 1005 $1,025 $1.02 93d 1 1.27mi
700 Oriole Rd #2 Weslaco, TX 2.0 2.0 1020 $1,250 $1.23 93d 1 1.29mi
2013 Canyon Dr Unit 4 Weslaco, TX 3.0 2.0 1111 $1,200 $1.08 72d 1 1.32mi
1601 S Airport Dr Unit 283 Weslaco, TX 3.0 2.0 1033 $1,600 $1.55 93d 1 1.34mi
1601 S Airport Dr Unit 261 Weslaco, TX 2.0 2.0 912 $1,500 $1.64 93d 1 1.34mi
1804 Davenport St Unit 4 Weslaco, TX 2.0 2.0 938 $1,125 $1.20 93d 1 1.38mi
2613 Mockingbird Rd Unit D Weslaco, TX 2.0 2.0 973 $1,200 $1.23 93d 1 1.38mi
1805 Stauffers St Unit 3 Weslaco, TX 3.0 2.0 1116 $1,150 $1.03 93d 1 1.38mi
2604 Woodpecker Rd Unit 2 Weslaco, TX 2.0 2.0 1068 $1,200 $1.12 63d 1 1.38mi
2609 Woodpecker Rd Unit 1 Weslaco, TX 2.0 2.0 1020 $1,250 $1.23 72d 1 1.39mi
1804 Stauffers St #3 Weslaco, TX 2.0 2.0 840 $1,000 $1.19 93d 1 1.39mi
1722 E Davenport St Unit 4 Weslaco, TX 2.0 2.0 938 $1,100 $1.17 93d 1 1.41mi
408 Sparrow Rd Unit 2 Weslaco, TX 1.0 1.0 855 $1,150 $1.35 16d 1 1.42mi
412 Sparrow Rd Unit 1 Weslaco, TX 2.0 2.0 1020 $1,250 $1.23 72d 1 1.42mi
1817 Stauffer St Weslaco, TX 3.0 2.0 1116 $1,200 $1.08 93d 1 1.42mi
1812 Redbud Ln Unit 1 Weslaco, TX 2.0 2.0 874 $1,025 $1.17 93d 1 1.43mi
1430 Mile 6 1/2 W Unit 6 1/2 Weslaco, TX 2.0 2.0 850 $877 $1.03 93d 1 1.44mi
503 Sparrow Rd Unit 1 Weslaco, TX 2.0 2.0 1000 $1,300 $1.30 70d 1 1.44mi
2705 Woodpecker Rd Unit 2 Weslaco, TX 2.0 2.0 1020 $1,200 $1.18 72d 1 1.45mi
1917 Davenport St Unit 1 Weslaco, TX 2.0 2.0 938 $1,100 $1.17 93d 1 1.47mi
2103 Taft St Unit 4 Weslaco, TX 3.0 2.0 1111 $1,095 $0.99 93d 1 1.48mi
607 E Washington St Weslaco, TX 3.0 2.0 1000 $900 $0.90 93d 1 1.49mi
617 E Washington St Unit 4 Weslaco, TX 3.0 2.0 1000 $900 $0.90 93d 1 1.49mi

Property features AI

Finance

HOA & community
No association

Exterior

Parking
No garageNo carportNo covered parking0 total parking spaces
Utilities
City sewerElectric service (standard)
Home design
Single-story layout
Construction
Siding exteriorCrawl space foundationBuilt area approximately 853 square feet
Exterior features
Chain link fencePatioPaved road accessShingle roof

Interior

Kitchen
Electric water heaterNo conveying appliances
Bedrooms
Living area includes bedroom space(s)
Flooring
Other
Bathrooms
1 full bathroom
Interior features
Ceiling fan(s)Walk-in closet(s)Countertops: otherNo window coverings
Laundry & utility
Washer/dryer connection

Listing history 50 events

  1. 2026-08-08
    days on market $69,000 Active 106 DOM
  2. 2026-08-07
    days on market $69,000 Active 105 DOM
  3. 2026-08-06
    days on market $69,000 Active 104 DOM
  4. 2026-08-05
    days on market $69,000 Active 103 DOM
  5. 2026-08-04
    days on market $69,000 Active 102 DOM
  6. 2026-08-03
    days on market $69,000 Active 101 DOM
  7. 2026-07-31
    days on market $69,000 Active 98 DOM
  8. 2026-07-30
    days on market $69,000 Active 97 DOM
  9. 2026-07-29
    days on market $69,000 Active 96 DOM
  10. 2026-07-27
    days on market $69,000 Active 94 DOM
  11. 2026-07-26
    days on market $69,000 Active 93 DOM
  12. 2026-07-24
    days on market $69,000 Active 91 DOM
  13. 2026-07-23
    days on market $69,000 Active 90 DOM
  14. 2026-07-22
    days on market $69,000 Active 89 DOM
  15. 2026-07-21
    days on market $69,000 Active 88 DOM
  16. 2026-07-20
    days on market $69,000 Active 87 DOM
  17. 2026-07-18
    days on market $69,000 Active 85 DOM
  18. 2026-07-17
    days on market $69,000 Active 84 DOM
  19. 2026-07-16
    days on market $69,000 Active 83 DOM
  20. 2026-07-14
    days on market $69,000 Active 81 DOM
  21. 2026-07-13
    days on market $69,000 Active 80 DOM
  22. 2026-07-12
    days on market $69,000 Active 79 DOM
  23. 2026-07-11
    days on market $69,000 Active 78 DOM
  24. 2026-07-10
    days on market $69,000 Active 77 DOM
  25. 2026-07-09
    days on market $69,000 Active 76 DOM
  26. 2026-07-07
    days on market $69,000 Active 74 DOM
  27. 2026-07-06
    days on market $69,000 Active 73 DOM
  28. 2026-07-05
    days on market $69,000 Active 72 DOM
  29. 2026-07-05
    days on market $69,000 Active 71 DOM
  30. 2026-07-03
    days on market $69,000 Active 70 DOM
  31. 2026-07-02
    days on market $69,000 Active 69 DOM
  32. 2026-07-01
    days on market $69,000 Active 68 DOM
  33. 2026-06-30
    days on market $69,000 Active 67 DOM
  34. 2026-06-29
    days on market $69,000 Active 66 DOM
  35. 2026-06-28
    days on market $69,000 Active 65 DOM
  36. 2026-06-27
    days on market $69,000 Active 64 DOM
  37. 2026-06-26
    days on market $69,000 Active 63 DOM
  38. 2026-06-23
    days on market $69,000 Active 60 DOM
  39. 2026-06-22
    days on market $69,000 Active 59 DOM
  40. 2026-06-21
    days on market $69,000 Active 58 DOM
  41. 2026-06-21
    days on market $69,000 Active 57 DOM
  42. 2026-06-18
    days on market $69,000 Active 55 DOM
  43. 2026-06-17
    days on market $69,000 Active 54 DOM
  44. 2026-06-16
    days on market $69,000 Active 53 DOM
  45. 2026-06-15
    days on market $69,000 Active 52 DOM
  46. 2026-06-15
    days on market $69,000 Active 51 DOM
  47. 2026-06-13
    days on market $69,000 Active 50 DOM
  48. 2026-06-12
    days on market $69,000 Active 49 DOM
  49. 2026-06-09
    days on market $69,000 Active 46 DOM
  50. 2026-06-08
    days on market $69,000 Active 45 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
$1,578 · $131/mo
Projected year-2 tax
$1,578 · $131/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 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$12,292
− Mortgage interest
−$3,865
− Property taxes
−$1,578
− Insurance
−$345
− Repairs & maintenance
−$983
− Management
−$983
− Depreciation
−$2,007
Taxable income
$2,530
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$607
After-tax cash flow
$2,838/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab Est. rehab $42,650–$76,770 screening

This fixer-upper requires extensive repairs and updates to bring it up to a livable condition. Significant work is needed on the roof, siding, windows, flooring, and interior walls to improve its condition and value.

Repairs flagged

  • Major roof — Significant damage visible
  • Major siding — Peeling and damaged
  • Major windows — Boarded up
  • Major flooring — Damaged and in need of replacement
  • Major interior walls — Paint peeling and walls damaged

Value-add opportunities

  • Both roof replacement — Critical to the home's structural integrity and safety
  • Both siding repair/replacement — Improves curb appeal and home value
  • Both window replacement — Enhances safety and energy efficiency
  • Both flooring replacement — Improves living conditions and home value
  • Both interior wall repair/painting — Enhances home's appearance and value

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Sam Houston El F TX #2,525/4,322 Nat'l #26,716/41,679 Middle Central Middle F TX #786/1,662 Nat'l #7,065/14,009 High Weslaco H S F TX #1,147/1,632 Nat'l #11,621/17,239

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
B Composite livability gradescore 72/100

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
County
Hidalgo · 955,232 people
Metro
McAllen-Edinburg-Mission, TX
Population (ZIP)
38,942
Household income
$53,797
Rent vs Own
35.5% rent · 64.5% own
Severe rent burden
11% of renters

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

Price history

-31.0% since first listed
10 events — show timeline
  • 2026-04-22 Listed $69,000 MCALLENMLS
  • 2026-02-06 Sold (Public Records) Public Records
  • 2025-05-24 Pending MCALLENMLS
  • 2025-05-20 Contingent MCALLENMLS
  • 2025-04-08 Listed $70,000 MCALLENMLS
  • 2025-01-31 Listed $70,000 MCALLENMLS
  • 2024-12-20 Price Changed $80,000 MCALLENMLS
  • 2024-08-06 Price Changed $90,000 MCALLENMLS
  • 2024-07-18 Listed $100,000 MCALLENMLS
  • 1997-01-28 Sold (Public Records) Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,578 · -3.3% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…