612 Oriole Rd · Weslaco, TX 78596

$469,000

None bd · None ba · 4,080 sqft · MultiFamily · 648 Days on market

Built 2025 Excellent condition 9,360 sqft lot $115/sqft · at area comps Est $480k · at est. $50/mo HOA · 4% of rent ↓ 5% since listing

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Why this score? — see what drove the C+ 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 +21.4/30.0
• ARV discount +8.6/15.0
• DSCR +6.8/10.0
• 1% rule +5.8/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

PIKE TERRACE the brand new gated community in Weslaco! This fourplex subdivision is located on the corner of Pike Blvd and Milano Rd. This property offers spacious 1- one bedroom, 2- two bedrooms/2 baths and 1- 3 bedrooms/2 baths. It boasts modern tile flooring with a large island in the kitchen and high end cabinets. It's exceptional attention to detail features quartz countertops throughout and LED lighting. Main bedroom has large walk-in closet and glass shower door in main bathroom. It is close to good schools, shopping centers, restaurants and many more amenities. Great opportunity for all investors and priced to sell!

Key facts

• Gated community
• Modern tile flooring
• Quartz countertops

Tags

• GATED COMMUNITY
• MODERN TILE FLOORING
• LARGE ISLAND IN KITCHEN
• HIGH END CABINETS
• QUARTZ COUNTERTOPS
• LED LIGHTING

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 2×2bd/2ba + 1×3bd/2ba units multifamily listed at $469k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive. Per door: $174/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $469k).
• Recommended offer: $413k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.7% 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: 1019 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $503 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.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $131k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 648 days — a 12% lower offer ($413k) is reasonable based on typical stale-listing flexibility.

Recommended offer $412,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 648 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.08% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 7.7

CMA / ARV

• ARV (median comp): $480,331
• List price: $469,000
• Delta: -2.36%
• 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
412 Sparrow Rd	0.00mi	—/—	4,080 (0%)	3mo	$489,000	$120	97
800 Oriole Rd	0.11mi	—/—	4,080 (0%)	0mo	$469,000	$115	94
2701 Woodpecker Rd	0.00mi	—/—	4,080 (0%)	14mo	$535,000	$131	88
2705 Woodpecker Rd	0.03mi	—/—	4,080 (0%)	14mo	$535,000	$131	86
513 Sparrow Rd	0.23mi	—/—	4,080 (0%)	9mo	$485,000	$119	81
605 Sparrow Rd	0.22mi	—/—	4,080 (0%)	10mo	$485,000	$119	81
2509 Woodpecker Rd	0.09mi	—/—	4,502 (+10%)	1mo	$499,000	$111	78
705 Sparrow Rd	0.24mi	—/—	4,080 (0%)	14mo	$495,000	$121	77
2909 Charlie Rd	0.18mi	—/—	3,802 (-7%)	8mo	$479,000	$126	74
604 Dominion Dr	0.24mi	—/—	3,802 (-7%)	6mo	$479,000	$126	73
2900 Delta Rd	0.22mi	—/—	3,726 (-9%)	6mo	$479,000	$129	71
2612 Mockingbird Rd	0.11mi	—/—	4,502 (+10%)	15mo	$499,000	$111	65

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: 3.0%
• Equity multiple: 1.14×
• Total profit: $18,037
• Equity at exit: $122,643

10-year hold

• IRR: 9.0%
• Equity multiple: 1.92×
• Total profit: $120,806
• Equity at exit: $137,009

Cash invested: $131,320 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active · 3 under contract
• Months of supply: 32.0 mo (3%/mo absorbed)
• Median asking: $479,000 ($113/sqft)
• Median days on market: 112 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +3.8% 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: 1019
• Price-to-rent: 32.6×

Monthly cashflow live

• Estimated rent: $5,048 high
• Mortgage (P&I): −$2,459
• Tax est. 1.5%: −$586 /mo · $7,035/yr
• Insurance: −$195
• HOA: −$50
• Vacancy / Maint / Mgmt: −$1,060
• Net cashflow: $697

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,198
▸ 2× units	2	2	$2,500
1× unit	3	2	$1,350
Total (4 units)			$5,048

Break-even live

Break-even rent $4,166

Max offer price $469,000

Occupancy floor 81%

Sensitivity live

Price	-10% $1,021	-5% $859	+0% $697	+5% $535	+10% $373
Rent	-10% $298	-5% $497	+0% $697	+5% $896	+10% $1,096
Rate	-1.0pp $933	-0.5pp $816	base $697	+0.5pp $575	+1.0pp $452

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: $117,250
• Closing costs: $14,070
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2609 Woodpecker Rd Unit 3 Weslaco, TX	3.0	2.0	1068	$1,250	$1.17	26d	1	0.02mi
2609 Woodpecker Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	164d	1	0.02mi
2605 Woodpecker Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,350	$1.14	29d	1	0.03mi
2605 Woodpecker Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,350	$1.14	10d	1	0.03mi
2605 Woodpecker Rd Unit 1 Weslaco, TX	2.0	2.0	1068	$1,250	$1.17	42d	1	0.03mi
2605 Woodpecker Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,300	$1.10	164d	1	0.03mi
2604 Woodpecker Rd Unit 2 Weslaco, TX	2.0	2.0	1068	$1,200	$1.12	155d	1	0.03mi
2701 Woodpecker Rd Unit 4 Weslaco, TX	3.0	2.0	1085	$1,350	$1.24	2d	1	0.04mi
2705 Woodpecker Rd Unit 2 Weslaco, TX	2.0	2.0	1020	$1,200	$1.18	164d	1	0.04mi
2604 Brownjay Rd Unit 3 Weslaco, TX	3.0	2.0	1183	$1,350	$1.14	43d	1	0.06mi
2604 Brownjay Rd Unit 2 Weslaco, TX	2.0	2.0	1068	$1,250	$1.17	43d	1	0.06mi
2604 Brownjay Rd Unit 2 Weslaco, TX	2.0	2.0	1068	$1,250	$1.17	0d	1	0.06mi
2600 Brownjay Rd Unit 4 Weslaco, TX	2.0	2.0	1080	$1,200	$1.11	43d	1	0.07mi
2600 Brownjay Rd Unit 1 Weslaco, TX	3.0	2.0	1209	$1,350	$1.12	10d	1	0.07mi
2512 Brownjay Rd Unit 1 Weslaco, TX	3.0	2.0	1209	$1,350	$1.12	10d	1	0.08mi
2512 Brownjay Rd Unit 3 Weslaco, TX	2.0	2.0	1080	$1,200	$1.11	43d	1	0.08mi
2509 Woodpecker Rd Unit 4 Weslaco, TX	3.0	2.0	1209	$1,350	$1.12	10d	1	0.08mi
2508 Brownjay Rd Unit 2 Weslaco, TX	3.0	2.0	1209	$1,350	$1.12	10d	1	0.09mi
800 Oriole Rd Unit 2 Weslaco, TX	1.0	1.0	855	$1,100	$1.29	10d	1	0.11mi
800 Oriole Rd Unit 3 Weslaco, TX	2.0	2.0	1020	$1,200	$1.18	10d	1	0.11mi
800 Oriole Rd Unit 3 Weslaco, TX	2.0	2.0	1020	$1,200	$1.18	43d	1	0.11mi
800 Oriole Rd Unit 4 Weslaco, TX	3.0	2.0	1185	$1,350	$1.14	51d	1	0.11mi
2604 Mockingbird Rd Unit 1 Weslaco, TX	2.0	2.0	1100	$1,200	$1.09	43d	1	0.11mi
708 Oriole Rd Unit 4 Weslaco, TX	3.0	2.0	1185	$1,350	$1.14	43d	1	0.11mi
2700 Mockingbird Rd Unit 1 Weslaco, TX	2.0	2.0	1080	$1,200	$1.11	10d	1	0.11mi
2700 Mockingbird Rd Unit 4 Weslaco, TX	3.0	2.0	1209	$1,350	$1.12	10d	1	0.11mi
2608 Mockingbird Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,380	$1.17	162d	1	0.11mi
700 Oriole Rd #2 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	10d	1	0.12mi
700 Oriole Rd #2 Weslaco, TX	1.0	1.0	855	$1,100	$1.29	43d	1	0.12mi
2512 Mockingbird Rd Unit 1 Weslaco, TX	2.0	2.0	1068	$1,275	$1.19	6d	1	0.13mi
2613 Mockingbird Rd Unit D Weslaco, TX	2.0	2.0	973	$1,200	$1.23	184d	1	0.13mi
612 Oriole Rd #2 Weslaco, TX	1.0	1.0	855	$1,100	$1.29	10d	1	0.13mi
2809 Bravo Rd Unit C Weslaco, TX	2.0	2.0	860	$1,150	$1.34	10d	1	0.14mi
2813 Bravo Rd Unit C Weslaco, TX	2.0	2.0	860	$1,150	$1.34	10d	1	0.14mi
2813 Bravo Rd Unit B Weslaco, TX	3.0	2.0	1000	$1,250	$1.25	31d	1	0.14mi
513 Sparrow Rd Unit 4 Weslaco, TX	3.0	2.0	1040	$1,275	$1.23	2d	1	0.15mi
509 Sparrow Rd Unit 4 Weslaco, TX	3.0	2.0	1020	$1,275	$1.25	2d	1	0.17mi
2901 Bravo Rd Unit C Weslaco, TX	2.0	2.0	860	$1,150	$1.34	0d	1	0.17mi
2901 Bravo Rd Unit B Weslaco, TX	2.0	2.0	860	$1,150	$1.34	22d	1	0.17mi
2901 Bravo Rd Unit D Weslaco, TX	2.0	3.0	860	$1,150	$1.34	43d	1	0.17mi

HOA detail $50/mo · $600/yr

• Likely covers: security

Listing history 50 events

1. 2026-11-08
   days on market $469,000 Active 648 DOM
2. 2026-11-07
   days on market $469,000 Active 647 DOM
3. 2026-11-06
   days on market $469,000 Active 646 DOM
4. 2026-11-05
   days on market $469,000 Active 645 DOM
5. 2026-11-04
   days on market $469,000 Active 644 DOM
6. 2026-11-02
   days on market $469,000 Active 642 DOM
7. 2026-11-01
   days on market $469,000 Active 641 DOM
8. 2026-10-31
   days on market $469,000 Active 640 DOM
9. 2026-10-31
   days on market $469,000 Active 639 DOM
10. 2026-10-29
    days on market $469,000 Active 638 DOM
11. 2026-10-28
    days on market $469,000 Active 637 DOM
12. 2026-10-27
    days on market $469,000 Active 636 DOM
13. 2026-10-26
    days on market $469,000 Active 635 DOM
14. 2026-10-25
    days on market $469,000 Active 634 DOM
15. 2026-10-24
    days on market $469,000 Active 633 DOM
16. 2026-10-23
    days on market $469,000 Active 632 DOM
17. 2026-10-22
    days on market $469,000 Active 631 DOM
18. 2026-10-21
    days on market $469,000 Active 630 DOM
19. 2026-10-20
    days on market $469,000 Active 629 DOM
20. 2026-10-19
    days on market $469,000 Active 628 DOM
21. 2026-10-18
    days on market $469,000 Active 627 DOM
22. 2026-10-17
    days on market $469,000 Active 626 DOM
23. 2026-10-16
    days on market $469,000 Active 625 DOM
24. 2026-10-15
    days on market $469,000 Active 624 DOM
25. 2026-10-14
    days on market $469,000 Active 623 DOM
26. 2026-10-13
    days on market $469,000 Active 622 DOM
27. 2026-10-12
    days on market $469,000 Active 621 DOM
28. 2026-10-11
    days on market $469,000 Active 620 DOM
29. 2026-10-10
    days on market $469,000 Active 619 DOM
30. 2026-10-09
    days on market $469,000 Active 618 DOM
31. 2026-10-08
    days on market $469,000 Active 617 DOM
32. 2026-10-07
    days on market $469,000 Active 616 DOM
33. 2026-10-06
    days on market $469,000 Active 615 DOM
34. 2026-10-05
    days on market $469,000 Active 614 DOM
35. 2026-10-04
    days on market $469,000 Active 613 DOM
36. 2026-10-04
    days on market $469,000 Active 612 DOM
37. 2026-10-02
    days on market $469,000 Active 611 DOM
38. 2026-10-01
    days on market $469,000 Active 610 DOM
39. 2026-09-30
    days on market $469,000 Active 609 DOM
40. 2026-09-29
    days on market $469,000 Active 608 DOM
41. 2026-09-28
    days on market $469,000 Active 607 DOM
42. 2026-09-27
    days on market $469,000 Active 606 DOM
43. 2026-09-26
    days on market $469,000 Active 605 DOM
44. 2026-09-25
    days on market $469,000 Active 604 DOM
45. 2026-09-24
    days on market $469,000 Active 603 DOM
46. 2026-09-23
    days on market $469,000 Active 602 DOM
47. 2026-09-21
    days on market $469,000 Active 600 DOM
48. 2026-09-20
    days on market $469,000 Active 599 DOM
49. 2026-09-19
    days on market $469,000 Active 598 DOM
50. 2026-09-19
    days on market $469,000 Active 597 DOM

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

Taxation est. · year 1

• Rental income: $60,576
• − Mortgage interest: −$26,271
• − Property taxes: −$7,035
• − Insurance: −$2,345
• − Repairs & maintenance: −$4,846
• − Management: −$4,846
• − HOA: −$600
• − Depreciation: −$13,644
• Taxable income: $989
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $8,124/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

Excellent 100/100 None rehab

This brand new fourplex subdivision in Weslaco is move-in ready with modern design and high-end finishes. It offers spacious units with tile flooring, large islands, and modern fixtures. Landscaping and furniture would further enhance its value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Furniture — Ready for move-in ↑
• Both Decor — Enhances curb appeal and adds value ↑

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

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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%

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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%
• Languages at home: 27% English-only · Spanish 72%

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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

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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

-5.3% since first listed

4 events — show timeline

• 2026-01-31 Price Changed $469,000 MCALLENMLS
• 2025-09-13 Price Changed $489,000 MCALLENMLS
• 2025-08-28 Price Changed $515,000 MCALLENMLS
• 2025-01-29 Listed $495,000 MCALLENMLS