1305 Fairway Dr · Weslaco, TX 78596

$307,000

3 bd · 1.0 ba · 1,846 sqft · SingleFamily public records · 81 Days on market

Built 2023 Good condition 7,405 sqft lot $166/sqft · at area comps Est $301k · at est. $21/mo HOA · 1% of rent

---

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 +10.5/30.0
• ARV discount +6.6/15.0
• Appreciation +4.7/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

This stunning home comes with 4-bedrooms, 2-bathrooms a spacious, modern design that blends luxury and functionality. The striking brick exterior sets the stage for an elegant interior featuring high ceilings, an open-concept layout, and sleek quartz floors that add a touch of sophistication. Located in the desirable San Gabriel Subdivision, just outside Tierra Santa in Weslaco, this property provides a peaceful retreat with easy access to local amenities. Secure your forever home today—schedule a viewing to explore this incredible opportunity!

Key facts

• Brick exterior
• Quartz floors
• High ceilings

Tags

• BRICK EXTERIOR
• HIGH CEILINGS
• OPEN-CONCEPT LAYOUT
• QUARTZ FLOORS
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $307k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (8.8% below list).
• Recommended offer: $279k (9.0% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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: 711 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 $330 of equity ($2k loan paydown + $-2k 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 81 days — a 6% lower offer ($289k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 13248% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $279,338 (9.0% 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 81 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 9.1

CMA / ARV

• ARV (median comp): $300,800
• List price: $307,000
• Delta: 2.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1602 Helen Dr	0.17mi	3/3.0	1,862 (+1%)	2mo	$299,999	$161	81
3818 Tierra Escondida Dr	0.14mi	3/3.5	1,846 (0%)	6mo	$345,000	$187	78
1510 Helen Dr	0.12mi	4/3.0 (+1)	1,814 (-2%)	9mo	$297,000	$164	71
1401 Fairway Dr	0.19mi	4/3.0 (+1)	1,828 (-1%)	11mo	$299,900	$164	68
3902 Tierra Escondida St	0.17mi	3/3.5	2,003 (+8%)	6mo	$360,500	$180	63
1405 Helen Dr	0.07mi	4/3.0 (+1)	1,990 (+8%)	11mo	$349,000	$175	61
1421 Tierra Bella St	0.25mi	4/2.0 (+1)	1,700 (-8%)	8mo	$315,000	$185	60
3409 Emma Dr	0.14mi	3/2.5	1,607 (-13%)	10mo	$249,000	$155	58
3901 Tierra Escondida	0.16mi	3/3.5	2,083 (+13%)	7mo	$339,000	$163	55
711 Santa Elena St	0.41mi	3/2.0	2,015 (+9%)	11mo	$295,000	$146	52
2501 S Louisiana Ave	0.72mi	3/3.0	1,940 (+5%)	6mo	$254,680	$131	46
3817 Santo Cielo St	0.43mi	3/2.0	1,575 (-15%)	7mo	$249,900	$159	46

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: -7.0%
• Equity multiple: 0.68×
• Total profit: $-27,091
• Equity at exit: $80,280

10-year hold

• IRR: -0.5%
• Equity multiple: 0.95×
• Total profit: $-4,537
• Equity at exit: $89,684

Cash invested: $85,960 (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: 711
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,610
• Tax from tax record: −$610 /mo · $7,317/yr
• Insurance: −$128
• HOA: −$21
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-157

Break-even live

Break-even rent $2,998

Max offer price $279,338

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-70	+0% $-157	+5% $-243	+10% $-330
Rent	-10% $-378	-5% $-267	+0% $-157	+5% $-46	+10% $65
Rate	-1.0pp $-2	-0.5pp $-79	base $-157	+0.5pp $-236	+1.0pp $-317

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: $76,750
• Closing costs: $9,210
• 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	46d	1	0.17mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 21 events

1. 2026-06-21
   days on market $307,000 Active 81 DOM
2. 2026-06-21
   days on market $307,000 Active 80 DOM
3. 2026-06-18
   days on market $307,000 Active 78 DOM
4. 2026-06-17
   days on market $307,000 Active 77 DOM
5. 2026-06-16
   days on market $307,000 Active 76 DOM
6. 2026-06-15
   days on market $307,000 Active 75 DOM
7. 2026-06-15
   days on market $307,000 Active 74 DOM
8. 2026-06-13
   days on market $307,000 Active 73 DOM
9. 2026-06-12
   days on market $307,000 Active 72 DOM
10. 2026-06-09
    days on market $307,000 Active 69 DOM
11. 2026-06-08
    days on market $307,000 Active 68 DOM
12. 2026-06-08
    days on market $307,000 Active 67 DOM
13. 2026-06-07
    days on market $307,000 Active 66 DOM
14. 2026-06-03
    days on market $307,000 Active 63 DOM
15. 2026-06-02
    days on market $307,000 Active 62 DOM
16. 2026-06-01
    days on market $307,000 Active 61 DOM
17. 2026-05-31
    days on market $307,000 Active 60 DOM
18. 2026-05-05
    historical $2,300
19. 2026-04-17
    listed $2,300
20. 2026-04-01
    listed $307,000 Active 556-char remark

    Show marketing remark (556 chars)

    This stunning home comes with 4-bedrooms, 2-bathrooms a spacious, modern design that blends luxury and functionality. The striking brick exterior sets the stage for an elegant interior featuring high ceilings, an open-concept layout, and sleek quartz floors that add a touch of sophistication. Located in the desirable San Gabriel Subdivision, just outside Tierra Santa in Weslaco, this property provides a peaceful retreat with easy access to local amenities. Secure your forever home today—schedule a viewing to explore this incredible opportunity!

21. 2025-06-02
    listed $307,000 Active

ⓘ 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: $7,317 · $610/mo
• Projected year-2 tax: $7,317 · $610/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$17,197
• − Property taxes: −$7,317
• − Insurance: −$1,535
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − HOA: −$252
• − Depreciation: −$8,931
• Taxable loss: −$7,007
• Est. tax savings @ 24.0%: +$1,682
• After-tax cash flow: $-197/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 · 12 photos

Good 80/100 None rehab

This modern, move-in-ready home in the San Gabriel Subdivision offers a spacious, well-maintained interior with a striking exterior. It's an excellent opportunity for both resale and rental.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's appeal.
• Both Adding smart home features — Improves both resale and rental value.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers.
• Both Landscaping improvements — Enhances curb appeal and rental value.
• Both Adding a smart thermostat — Improves energy efficiency and comfort for tenants and buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls — Fresh paint can enhance the home's appeal. ↑
• Both Adding smart home features — Improves both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers. ↑
• Both Landscaping improvements — Enhances curb appeal and rental value. ↑
• Both Adding a smart thermostat — Improves energy efficiency and comfort for tenants and buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-99.3% since first listed

4 events — show timeline

• 2026-05-05 Rental Removed $2,300 MCALLENMLS
• 2026-04-17 Listed for Rent $2,300 MCALLENMLS
• 2026-04-01 Listed $307,000 MCALLENMLS
• 2025-06-02 Listed $307,000 MCALLENMLS

Property tax history

+19.6%/yr

Latest (2025): $7,317 · +19.6% YoY. Source: county tax records.