100 S Cedro · Weslaco, TX 78596

$79,500

2 bd · 1.0 ba · 585 sqft · SingleFamily public records · 128 Days on market

Built 2020 2,178 sqft lot ↓ 14% since listing

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Why this score? — see what drove the D- 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 +9.3/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Cozy home conveniently in the center of Weslaco, Texas. This home is a 2 bedrrom, 1 bath sitting on . 05 of an acre corner lot. walking distance from local shops, restaruants, grocery stores, and vocational college.

Key facts

• Minutes away
• Center of weslaco
• Corner lot

Tags

• CORNER LOT
• MINUTES AWAY
• CENTER OF WESLACO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $-58 ($-696/yr) — negative.
• To cash-flow at today's rent, offer at most $69k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $73k (8.5% below list).
• Recommended offer: $69k (12.9% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: 712 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $86 of equity ($550 loan paydown + $-464 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 128 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,251 (12.9% 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 128 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $47,970
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 N Pino St	0.06mi	1/1.0 (-1)	550 (-6%)	18mo	$45,000	$82	68
404 E Esplanada St	0.54mi	2/1.0	640 (+9%)	21mo	$45,000	$70	41

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: -8.1%
• Equity multiple: 0.64×
• Total profit: $-8,116
• Equity at exit: $20,789

10-year hold

• IRR: -1.6%
• Equity multiple: 0.84×
• Total profit: $-3,518
• Equity at exit: $23,224

Cash invested: $22,260 (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: 712
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $727 high
• Mortgage (P&I): −$417
• Tax from tax record: −$182 /mo · $2,189/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$153
• Net cashflow: $-58

Break-even live

Break-even rent $801

Max offer price $69,251

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-36	+0% $-58	+5% $-81	+10% $-103
Rent	-10% $-115	-5% $-87	+0% $-58	+5% $-29	+10% $-1
Rate	-1.0pp $-18	-0.5pp $-38	base $-58	+0.5pp $-79	+1.0pp $-100

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 E 4th St Unit 5 Weslaco, TX	1.0	1.0	700	$670	$0.96	45d	1	0.38mi
518 N Cantu St Weslaco, TX	2.0	1.0	648	$900	$1.39	46d	1	0.58mi
1409 W Business 83 Unit 00 722 Weslaco, TX	1.0	1.0	550	$855	$1.55	45d	1	0.64mi
705 E 6th St Unit 21 Weslaco, TX	1.0	1.0	700	$595	$0.85	45d	1	0.69mi
705 E 6th St Apt 4 Weslaco, TX	1.0	1.0	700	$695	$0.99	45d	1	0.69mi
222 S Westgate Dr Apt 6 Weslaco, TX	1.0	1.0	700	$680	$0.97	45d	1	0.90mi
222 S Westgate Dr Weslaco, TX	1.0	1.0	650	$670	$1.03	45d	1	0.90mi
222 S Westgate Dr Weslaco, TX	1.0	1.0	700	$680	$0.97	46d	1	0.90mi
610 S Hospital Dr Unit A9 Weslaco, TX	1.0	1.0	600	$795	$1.32	45d	1	1.03mi
1006 Lilia Dr Weslaco, TX	1.0	1.0	720	$650	$0.90	45d	1	1.18mi
1601 S Airport Dr Unit 231 Weslaco, TX	1.0	1.0	385	$1,200	$3.12	45d	1	1.33mi

Listing history 9 events

1. 2025-04-22
   soldstatus
2. 2024-10-07
   soldstatus
3. 2024-08-28
   status Pending
4. 2024-07-31
   price $79,500
5. 2024-06-18
   price $83,500
6. 2024-05-22
   price $89,500
7. 2024-04-22
   listed $92,000 Active
8. 2018-07-11
   soldstatus
9. 2018-07-11
   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: $2,189 · $182/mo
• Projected year-2 tax: $2,189 · $182/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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 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: $8,725
• − Mortgage interest: −$4,453
• − Property taxes: −$2,189
• − Insurance: −$398
• − Repairs & maintenance: −$698
• − Management: −$698
• − Depreciation: −$2,313
• Taxable loss: −$2,023
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $-211/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

-13.6% since first listed

9 events — show timeline

• 2025-04-22 Sold (Public Records) — Public Records
• 2024-10-07 Sold (Public Records) — Public Records
• 2024-08-28 Pending — MCALLENMLS
• 2024-07-31 Price Changed $79,500 MCALLENMLS
• 2024-06-18 Price Changed $83,500 MCALLENMLS
• 2024-05-22 Price Changed $89,500 MCALLENMLS
• 2024-04-22 Listed $92,000 MCALLENMLS
• 2018-07-11 Sold (Public Records) — Public Records
• 2018-07-11 Sold (Public Records) — Public Records

Property tax history

+11.8%/yr

Latest (2025): $2,189 · +63.5% YoY. Source: county tax records.