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2812 Delta Rd Multi-family
F Composite 27.03
Why this score? — see what drove the F 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).

  • ARV discount +8.1/15.0
  • Condition / age +5.0/5.0
  • Appreciation +4.7/10.0
  • Livability +3.6/5.0
  • Schools +3.2/10.0
  • Rent growth +2.5/5.0
  • Cash flow +0.0/30.0
  • 1% rule +0.0/10.0
  • DSCR +0.0/10.0

$479,000

2812 Delta Rd · Weslaco, TX 78596
None bd · None ba · 3,726 sqft · MultiFamily · 162 Days on market
Built 2027 Excellent condition 9,029 sqft lot $129/sqft · at area comps Est $485k · at est.

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit).

Listing remarks

Start building your investment portfolio today with this new construction fourplex located in Weslaco’s newest gated community, Dominions Subdivision. Situated in a perfect location right of Highway 83, in between of N Midway Road and Milano Road with close proximity to an array of dining, shopping, and entertainment options. Consists of two separate buildings, each building will consist of 3bed/2bath and 2bed/2bath units, this Fourplex presents a compelling opportunity for a lucrative return on investment. Take the first step toward securing this amazing investment property!

Key facts

  • Gated community
  • New construction
  • 9,029 sq ft lot

Tags

NEW CONSTRUCTIONGATED COMMUNITYCLOSE PROXIMITY TO DININGCLOSE PROXIMITY TO SHOPPINGTWO SEPARATE BUILDINGS

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 multifamily listed at $479k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-2k ($-28k/yr) — negative.
  • To cash-flow at today's rent, offer at most $143k (70.2% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (73.9% below list).
  • Recommended offer: $125k (73.9% below list) — sets the bar for 1% rule.
  • Cap rate 0.5% vs local median 4.0% in Weslaco — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 919 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $514 of equity ($3k loan paydown + $-3k 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 162 days — a 12% lower offer ($422k) 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.
Recommended offer $125,000 (73.9% below list)

Questions for the listing agent

  1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
  2. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 74% concession, seller financing, or rate buy-down credit?
  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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
  7. 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.
  8. 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.
  9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

1% rule
0.26%
Cap rate
0.47%
Cash-on-cash
-20.78%
DSCR
0.08
GRM
31.9

CMA / ARV

ARV (median comp)
$485,000
List price
$479,000
Delta
-1.24%
Verdict
FAIR
Comps
17 within 1.0 mi
Show comp detail 11 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
2900 Delta Rd 0.00mi —/— 3,726 (0%) 4mo $479,000 $129 96
604 Dominion Dr 0.06mi —/— 3,802 (+2%) 4mo $479,000 $126 90
2909 Charlie Rd 0.06mi —/— 3,802 (+2%) 6mo $479,000 $126 89
412 Sparrow Rd 0.22mi —/— 4,080 (+10%) 2mo $489,000 $120 72
605 Sparrow Rd 0.14mi —/— 4,080 (+10%) 9mo $485,000 $119 70
513 Sparrow Rd 0.17mi —/— 4,080 (+10%) 8mo $485,000 $119 70
705 Sparrow Rd 0.21mi —/— 4,080 (+10%) 12mo $495,000 $121 64
2701 Woodpecker Rd 0.22mi —/— 4,080 (+10%) 13mo $535,000 $131 63
2705 Woodpecker Rd 0.24mi —/— 4,080 (+10%) 13mo $535,000 $131 62
801 Sparrow Rd 0.21mi —/— 4,080 (+10%) 18mo $510,000 $125 60
2609 Woodpecker Rd 0.23mi —/— 4,198 (+13%) 24mo $495,000 $118 48

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
-30.5%
Equity multiple
-0.30×
Total profit
$-174,931
Equity at exit
$125,258
10-year hold
IRR
-24.2%
Equity multiple
-1.19×
Total profit
$-294,207
Equity at exit
$139,930

Cash invested: $134,120 (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
24 active · 2 under contract
Months of supply
48.0 mo (2%/mo absorbed)
Median asking
$499,000 ($114/sqft)
Median days on market
101 d
This list price
25% of active listings are priced below it
ARV vs active asking
+14.6% above 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
919
Price-to-rent
31.9×

Monthly cashflow live

Estimated rent
$1,250 medium interval (Pro) →
Mortgage (P&I)
$2,512
Tax est. 1.5%
$599 /mo · $7,185/yr
Insurance
$200
HOA
$0
Vacancy / Maint / Mgmt
$262
Net cashflow
$-2,323

Break-even live

Break-even rent $4,190
Max offer price $142,893
Occupancy floor

Sensitivity live

Price -10% $-1,992 -5% $-2,157 +0% $-2,323 +5% $-2,488 +10% $-2,654
Rent -10% $-2,422 -5% $-2,372 +0% $-2,323 +5% $-2,273 +10% $-2,224
Rate -1.0pp $-2,082 -0.5pp $-2,201 base $-2,323 +0.5pp $-2,447 +1.0pp $-2,573

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
$119,750
Closing costs
$14,370
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 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
503 Sparrow Rd Unit 1 Weslaco, TX 2.0 2.0 1000 $1,300 $1.30 117d 1 0.07mi
503 Sparrow Rd Unit 1 Weslaco, TX 2.0 2.0 1000 $1,350 $1.35 6d 1 0.07mi
408 Sparrow Rd #4 Weslaco, TX 3.0 2.0 1185 $1,400 $1.18 110d 1 0.08mi
408 Sparrow Rd #4 Weslaco, TX 3.0 2.0 1185 $1,350 $1.14 6d 1 0.08mi
408 Sparrow Rd Unit 2 Weslaco, TX 1.0 1.0 855 $1,150 $1.35 62d 1 0.08mi
412 Sparrow Rd Unit 1 Weslaco, TX 2.0 2.0 1020 $1,250 $1.23 119d 1 0.08mi
2900 Charlie Rd Unit A Weslaco, TX 3.0 2.0 860 $1,250 $1.45 6d 1 0.11mi
2813 Bravo Rd Unit B Weslaco, TX 3.0 2.0 1000 $1,250 $1.25 6d 1 0.13mi
2613 Mockingbird Rd Unit D Weslaco, TX 2.0 2.0 973 $1,200 $1.23 139d 1 0.15mi
2608 Mockingbird Rd Unit 4 Weslaco, TX 3.0 2.0 1183 $1,380 $1.17 117d 1 0.17mi
2705 Woodpecker Rd Unit 2 Weslaco, TX 2.0 2.0 1020 $1,200 $1.18 119d 1 0.22mi
2609 Woodpecker Rd Unit 3 Weslaco, TX 3.0 2.0 1068 $1,250 $1.17 6d 1 0.25mi
2609 Woodpecker Rd Unit 1 Weslaco, TX 2.0 2.0 1020 $1,250 $1.23 119d 1 0.25mi
2605 Woodpecker Rd Unit 4 Weslaco, TX 3.0 2.0 1183 $1,300 $1.10 119d 1 0.25mi
2605 Woodpecker Rd Unit 1 Weslaco, TX 2.0 2.0 1068 $1,250 $1.17 0d 1 0.25mi
2605 Woodpecker Rd Unit 4 Weslaco, TX 3.0 2.0 1183 $1,350 $1.14 5d 1 0.25mi
2604 Woodpecker Rd Unit 2 Weslaco, TX 2.0 2.0 1068 $1,200 $1.12 110d 1 0.27mi
700 Oriole Rd #2 Weslaco, TX 2.0 2.0 1020 $1,250 $1.23 139d 1 0.27mi
2509 Woodpecker Rd Unit 4 Weslaco, TX 3.0 2.0 1209 $1,350 $1.12 6d 1 0.29mi
800 Oriole Rd Unit 3 Weslaco, TX 2.0 2.0 1020 $1,200 $1.18 6d 1 0.30mi
800 Oriole Rd Unit 4 Weslaco, TX 3.0 2.0 1185 $1,350 $1.14 6d 1 0.30mi
3707 U.S. 83 Business Unit 431 Donna, TX 3.0 2.0 960 $799 $0.83 119d 1 0.31mi
3707 U.S. 83 Business Unit 464 Donna, TX 3.0 2.0 960 $799 $0.83 62d 1 0.31mi
3707 U.S. 83 Business Unit 419 Donna, TX 3.0 2.0 960 $824 $0.86 6d 1 0.31mi
3707 U.S. 83 Business Unit 333 Donna, TX 3.0 2.0 960 $899 $0.94 139d 1 0.31mi
3707 U.S. 83 Business Unit 340 Donna, TX 3.0 2.0 960 $799 $0.83 6d 1 0.31mi
3707 U.S. 83 Business Unit 442 Donna, TX 3.0 2.0 960 $799 $0.83 139d 1 0.31mi
3086 Briggs Rd Unit B Midway South, TX 2.0 3.0 1050 $1,300 $1.24 119d 1 0.32mi
3208 Briggs Rd #3 Weslaco, TX 2.0 2.0 868 $1,200 $1.38 6d 1 0.32mi
3099 Briggs Rd Weslaco, TX 2.0 2.0 995 $1,200 $1.21 62d 1 0.35mi
3056 Stark Rd Unit 4 WESLACO, TX 3.0 2.0 1137 $1,300 $1.14 6d 1 0.39mi
602 N Victoria Rd Donna, TX 3.0 2.0 1033 $1,431 $1.39 62d 1 0.58mi
2101 W Business 83 Unit 83 Weslaco, TX 2.0 2.0 $925 139d 1 0.64mi
1430 Mile 6 1/2 W Unit 101 Weslaco, TX 1.0 1.0 $729 139d 1 0.65mi
1430 Mile 6 1/2 W Unit 6 1/2 Weslaco, TX 2.0 2.0 850 $877 $1.03 139d 1 0.65mi
2101 W Business 83 Unit 103 Weslaco, TX 3.0 2.0 $1,060 139d 1 0.69mi
2101 W Business 83 Unit 101 Weslaco, TX 1.0 1.0 $778 139d 1 0.69mi
3031 W Mile 7 N Weslaco, TX 3.0 2.0 $1,300 119d 1 0.78mi
222 S Westgate Dr Apt 6 Weslaco, TX 1.0 1.0 700 $680 $0.97 139d 1 0.88mi
222 S Westgate Dr Weslaco, TX 1.0 1.0 650 $670 $1.03 139d 1 0.88mi

Property features AI

Finance

Other
Lot about 0.207 acres (approx. 9,029 sq ft) with dimensions ~130 x 69.45Living area source: blueprints
HOA & community
No associationGated community featuresCommunity curbs and sidewalksCommunity contains 2 units

Exterior

Parking
8 total parking spaces8 covered carport spacesAttached parking
Security
Smoke detector(s)
Utilities
City sewerFive separate water meters
Home design
Stucco and wood siding exteriorShingle roofSlab foundationBuilt area approximately 3,726 total
Construction
Stucco constructionWood siding
Exterior features
BBQ pit/grillCovered patio and patio slabPatioPrivacy fencingCurb and guttersSidewalksSprinkler systemPaved road accessOutbuilding (none listed)

Interior

Kitchen
Electric water heaterDishwasherMicrowaveRefrigeratorStove/Range
Flooring
Hardwood
Heating & cooling
Central heatingCentral air conditioning
Interior features
Ceiling fansWalk-in closetsSmoke detectors
Laundry & utility
Laundry area with washer/dryer connections

Listing history 50 events

  1. 2026-09-24
    days on market $479,000 Active 162 DOM
  2. 2026-09-23
    days on market $479,000 Active 161 DOM
  3. 2026-09-21
    days on market $479,000 Active 159 DOM
  4. 2026-09-20
    days on market $479,000 Active 158 DOM
  5. 2026-09-19
    days on market $479,000 Active 157 DOM
  6. 2026-09-19
    days on market $479,000 Active 156 DOM
  7. 2026-09-17
    days on market $479,000 Active 155 DOM
  8. 2026-09-17
    days on market $479,000 Active 154 DOM
  9. 2026-09-16
    days on market $479,000 Active 153 DOM
  10. 2026-09-14
    days on market $479,000 Active 152 DOM
  11. 2026-09-13
    days on market $479,000 Active 151 DOM
  12. 2026-09-12
    days on market $479,000 Active 150 DOM
  13. 2026-09-11
    days on market $479,000 Active 149 DOM
  14. 2026-09-05
    days on market $479,000 Active 143 DOM
  15. 2026-09-04
    days on market $479,000 Active 142 DOM
  16. 2026-09-03
    days on market $479,000 Active 141 DOM
  17. 2026-09-02
    days on market $479,000 Active 140 DOM
  18. 2026-08-29
    days on market $479,000 Active 136 DOM
  19. 2026-08-28
    days on market $479,000 Active 135 DOM
  20. 2026-08-27
    days on market $479,000 Active 134 DOM
  21. 2026-08-25
    days on market $479,000 Active 132 DOM
  22. 2026-08-24
    days on market $479,000 Active 131 DOM
  23. 2026-08-23
    days on market $479,000 Active 130 DOM
  24. 2026-08-22
    days on market $479,000 Active 129 DOM
  25. 2026-08-21
    days on market $479,000 Active 128 DOM
  26. 2026-08-20
    days on market $479,000 Active 127 DOM
  27. 2026-08-19
    days on market $479,000 Active 126 DOM
  28. 2026-08-18
    days on market $479,000 Active 125 DOM
  29. 2026-08-17
    days on market $479,000 Active 124 DOM
  30. 2026-08-16
    days on market $479,000 Active 123 DOM
  31. 2026-08-15
    days on market $479,000 Active 122 DOM
  32. 2026-08-13
    days on market $479,000 Active 120 DOM
  33. 2026-08-12
    days on market $479,000 Active 119 DOM
  34. 2026-08-11
    days on market $479,000 Active 118 DOM
  35. 2026-08-10
    days on market $479,000 Active 117 DOM
  36. 2026-08-09
    days on market $479,000 Active 116 DOM
  37. 2026-08-08
    days on market $479,000 Active 115 DOM
  38. 2026-08-07
    days on market $479,000 Active 114 DOM
  39. 2026-08-06
    days on market $479,000 Active 113 DOM
  40. 2026-08-05
    days on market $479,000 Active 112 DOM
  41. 2026-08-04
    days on market $479,000 Active 111 DOM
  42. 2026-08-03
    days on market $479,000 Active 110 DOM
  43. 2026-07-31
    days on market $479,000 Active 107 DOM
  44. 2026-07-30
    days on market $479,000 Active 106 DOM
  45. 2026-07-29
    days on market $479,000 Active 105 DOM
  46. 2026-07-27
    days on market $479,000 Active 103 DOM
  47. 2026-07-26
    days on market $479,000 Active 102 DOM
  48. 2026-07-24
    days on market $479,000 Active 100 DOM
  49. 2026-07-23
    days on market $479,000 Active 99 DOM
  50. 2026-07-22
    days on market $479,000 Active 98 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$15,000
− Mortgage interest
−$26,831
− Property taxes
−$7,185
− Insurance
−$2,395
− Repairs & maintenance
−$1,200
− Management
−$1,200
− Depreciation
−$13,935
Taxable loss
−$37,746
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$9,059
After-tax cash flow
$-18,814/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 · 8 photos

Excellent 100/100 None rehab

This new construction fourplex is in excellent condition with no visible repairs or maintenance needed. It offers a compelling opportunity for a lucrative return on investment.

Value-add opportunities

  • Both Landscaping — Enhances curb appeal and property value
  • Both Interior paint — Fresh paint can make a property more appealing
  • Both Appliances — Modern appliances can attract more renters and buyers
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

+7.6% since first listed
5 events — show timeline
  • 2026-04-15 Listed $479,000 MCALLENMLS
  • 2025-11-17 Price Changed $479,000 MCALLENMLS
  • 2025-04-14 Listed $480,000 MCALLENMLS
  • 2024-04-02 Price Changed $480,000 MCALLENMLS
  • 2024-03-29 Listed $445,000 MCALLENMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…