207 N Republic St · Weslaco, TX 78596

$69,000

2 bd · 1.0 ba · 853 sqft · SingleFamily public records · 57 Days on market

Built 1983 4,561 sqft lot $81/sqft · 45% below area Est $126k · 45% under ↓ 31% since listing

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Why this score? — see what drove the A- 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

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 LOTS
• LARGE YARD

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: No garage; No carport; No covered parking; 0 total parking spaces
• Utilities: City sewer; Electric service (standard)
• Home design: Single-story layout
• Construction: Siding exterior; Crawl space foundation; Built area approximately 853 square feet
• Exterior features: Chain link fence; Patio; Paved road access; Shingle roof

Interior

• Kitchen: Electric water heater; No 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: other; No window coverings
• Laundry & utility: Washer/dryer connection

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $285 ($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: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: 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: 710 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 57 days — a 3% lower offer ($67k) 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 $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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: 1.48% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.69%
• DSCR: 1.79
• GRM: 5.6

CMA / ARV

• ARV (median comp): $126,259
• List price: $69,000
• Delta: -45.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Hidalgo St	0.19mi	2/2.0	900 (+6%)	2mo	$157,000	$174	76
211 W Llano Grande St	0.19mi	2/2.0	828 (-3%)	14mo	$149,000	$180	71
311 N Missouri Ave	0.24mi	2/1.0	891 (+4%)	14mo	$132,000	$148	70
302 E Esplanada St	0.50mi	2/1.0	770 (-10%)	20mo	$110,000	$143	44
209 N Kansas St	0.30mi	3/1.0 (+1)	732 (-14%)	20mo	$95,000	$130	40

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: 15.9%
• Equity multiple: 1.74×
• Total profit: $14,288
• Equity at exit: $18,043

10-year hold

• IRR: 21.1%
• Equity multiple: 3.22×
• Total profit: $42,961
• 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.

Methodology + full state rankings →

ZIP-level market 78596

• Home prices YoY: -0.2%
• Active inventory: 710
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,021 high
• Mortgage (P&I): −$362
• Tax from tax record: −$131 /mo · $1,578/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $285

Break-even live

Break-even rent $661

Max offer price $69,000

Occupancy floor 67%

Sensitivity live

Price	-10% $324	-5% $304	+0% $285	+5% $265	+10% $246
Rent	-10% $204	-5% $244	+0% $285	+5% $325	+10% $365
Rate	-1.0pp $319	-0.5pp $302	base $285	+0.5pp $267	+1.0pp $249

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: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 E Mesquite St Weslaco, TX	3.0	2.0	1100	$1,400	$1.27	44d	1	0.49mi
1409 W Business 83 Unit 00 722 Weslaco, TX	1.0	1.0	550	$855	$1.55	44d	1	0.55mi
301 E 4th St Unit 5 Weslaco, TX	1.0	1.0	700	$670	$0.96	44d	1	0.57mi
518 N Cantu St Weslaco, TX	2.0	1.0	648	$900	$1.39	45d	1	0.62mi
3707 Las Vistas Ln Apt 1 Weslaco, TX	2.0	2.0	987	$1,025	$1.04	44d	1	0.62mi
3814 Bella Costa Dr Unit 3 Weslaco, TX	2.0	2.0	987	$1,025	$1.04	44d	1	0.62mi
622 E Llano Grande St Weslaco, TX	3.0	2.0	1100	$1,500	$1.36	44d	1	0.63mi
222 S Westgate Dr Weslaco, TX	1.0	1.0	700	$680	$0.97	45d	1	0.82mi
222 S Westgate Dr Apt 6 Weslaco, TX	1.0	1.0	700	$680	$0.97	44d	1	0.82mi
222 S Westgate Dr Weslaco, TX	1.0	1.0	650	$670	$1.03	44d	1	0.82mi
705 E 6th St Apt 4 Weslaco, TX	1.0	1.0	700	$695	$0.99	44d	1	0.87mi
705 E 6th St Unit 21 Weslaco, TX	1.0	1.0	700	$595	$0.85	44d	1	0.87mi
1006 Lilia Dr Weslaco, TX	1.0	1.0	720	$650	$0.90	44d	1	1.01mi
610 S Hospital Dr Unit A9 Weslaco, TX	1.0	1.0	600	$795	$1.32	44d	1	1.20mi
1721 Harrison St Weslaco, TX	2.0	2.0	1005	$1,025	$1.02	44d	1	1.27mi
700 Oriole Rd #2 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	44d	1	1.29mi
2013 Canyon Dr Unit 4 Weslaco, TX	3.0	2.0	1111	$1,200	$1.08	24d	1	1.32mi
1601 S Airport Dr Unit 283 Weslaco, TX	3.0	2.0	1033	$1,600	$1.55	44d	1	1.34mi
1601 S Airport Dr Unit 261 Weslaco, TX	2.0	2.0	912	$1,500	$1.64	44d	1	1.34mi
1804 Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,125	$1.20	45d	1	1.38mi
2613 Mockingbird Rd Unit D Weslaco, TX	2.0	2.0	973	$1,200	$1.23	44d	1	1.38mi
1805 Stauffers St Unit 3 Weslaco, TX	3.0	2.0	1116	$1,150	$1.03	44d	1	1.38mi
2604 Woodpecker Rd Unit 2 Weslaco, TX	2.0	2.0	1068	$1,200	$1.12	15d	1	1.38mi
2609 Woodpecker Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	24d	1	1.39mi
1804 Stauffers St #3 Weslaco, TX	2.0	2.0	840	$1,000	$1.19	44d	1	1.39mi
1722 E Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	44d	1	1.41mi
412 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	24d	1	1.42mi
1817 Stauffer St Weslaco, TX	3.0	2.0	1116	$1,200	$1.08	44d	1	1.42mi
1812 Redbud Ln Unit 1 Weslaco, TX	2.0	2.0	874	$1,025	$1.17	44d	1	1.43mi
1430 Mile 6 1/2 W Unit 6 1/2 Weslaco, TX	2.0	2.0	850	$877	$1.03	44d	1	1.44mi
503 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1000	$1,300	$1.30	22d	1	1.44mi
2705 Woodpecker Rd Unit 2 Weslaco, TX	2.0	2.0	1020	$1,200	$1.18	24d	1	1.45mi
1917 Davenport St Unit 1 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	44d	1	1.47mi
2103 Taft St Unit 4 Weslaco, TX	3.0	2.0	1111	$1,095	$0.99	44d	1	1.48mi
607 E Washington St Weslaco, TX	3.0	2.0	1000	$900	$0.90	44d	1	1.49mi
617 E Washington St Unit 4 Weslaco, TX	3.0	2.0	1000	$900	$0.90	44d	1	1.49mi

Listing history 26 events

1. 2026-06-21
   days on market $69,000 Active 57 DOM
2. 2026-06-18
   days on market $69,000 Active 55 DOM
3. 2026-06-17
   days on market $69,000 Active 54 DOM
4. 2026-06-16
   days on market $69,000 Active 53 DOM
5. 2026-06-15
   days on market $69,000 Active 52 DOM
6. 2026-06-15
   days on market $69,000 Active 51 DOM
7. 2026-06-13
   days on market $69,000 Active 50 DOM
8. 2026-06-12
   days on market $69,000 Active 49 DOM
9. 2026-06-09
   days on market $69,000 Active 46 DOM
10. 2026-06-08
    days on market $69,000 Active 45 DOM
11. 2026-06-08
    days on market $69,000 Active 44 DOM
12. 2026-06-07
    days on market $69,000 Active 43 DOM
13. 2026-06-03
    days on market $69,000 Active 40 DOM
14. 2026-06-02
    days on market $69,000 Active 39 DOM
15. 2026-06-01
    days on market $69,000 Active 38 DOM
16. 2026-05-31
    days on market $69,000 Active 37 DOM
17. 2026-04-22
    listed $69,000 Active 491-char remark
18. 2026-02-06
    soldstatus
19. 2025-05-24
    status Pending
20. 2025-05-20
    historical Option
21. 2025-04-08
    listed $70,000 Active
22. 2025-01-31
    listed $70,000 Active
23. 2024-12-20
    price $80,000
24. 2024-08-06
    price $90,000
25. 2024-07-18
    listed $100,000 Active
26. 1997-01-28
    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: $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

Taxation est. · year 1

• Rental income: $12,255
• − Mortgage interest: −$3,865
• − Property taxes: −$1,578
• − Insurance: −$345
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$2,007
• Taxable income: $2,499
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $2,817/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

-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.