203 E 2nd St · Weslaco, TX 78596

$87,000

4 bd · 2.0 ba · 1,459 sqft · SingleFamily public records · 33 Days on market

Built 1987 5,187 sqft lot Est $137k · 37% under ↓ 24% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

JUST REDUCED! This Nice & Cozy ready for your personal touch. This 3 bedroom 1 bath 2 story home features downstairs primary bedroom with adjacent bathroom. Vision and renovation will make this a wonderful home. It is situated near downtown area. All showings through Showings.com This is a Fannie Mae HomePath Property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing costs assistance. Check HomePath.com for more details. Restrictions apply. Seller has directed that all offers on this listing be made online via homepath.com. Please go to homepath to make an offer. Please call to confirm property is

Key facts

• Near downtown area
• 5,187 sq ft lot
• Built 1987

Tags

• DOWNSTAIRS PRIMARY BEDROOM
• NEAR DOWNTOWN AREA

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No garage or carport; No covered parking
• Security: Smoke detector(s)
• Utilities: Public water; City sewer; Electric service (implied by electric water heater)
• Home design: Single-family property (per listing type); Irregular lot
• Construction: Composition shingle roof; Pillar/post/pier foundation; Other construction materials
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Electric water heater; No conveying appliances
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Interior features: Laminate and tile flooring; Countertops (other); No window coverings; Smoke detector(s)
• Laundry & utility: Laundry area with washer/dryer connection

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $84k (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: 708 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $93 of equity ($601 loan paydown + $-508 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% 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 $84,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.56% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.58%
• DSCR: 1.78
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $137,146
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 E 2nd St	0.35mi	3/1.0 (-1)	1,435 (-2%)	19mo	$135,000	$94	56
659 N Illinois Ave	0.45mi	3/2.0 (-1)	1,608 (+10%)	16mo	$125,000	$78	44
803 E Agostadero St	0.53mi	3/2.0 (-1)	1,268 (-13%)	11mo	$50,000	$39	39
618 W 5th St	0.59mi	3/1.5 (-1)	1,318 (-10%)	21mo	$169,000	$128	32

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: 15.8%
• Equity multiple: 1.74×
• Total profit: $17,918
• Equity at exit: $22,750

10-year hold

• IRR: 21.1%
• Equity multiple: 3.22×
• Total profit: $54,065
• Equity at exit: $25,415

Cash invested: $24,360 (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: 708
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$456
• Tax from tax record: −$226 /mo · $2,708/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $357

Break-even live

Break-even rent $909

Max offer price $87,000

Occupancy floor 69%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 E Llano Grande St Weslaco, TX	3.0	2.0	1100	$1,500	$1.36	43d	1	0.32mi
309 E Mesquite St Weslaco, TX	3.0	2.0	1100	$1,400	$1.27	43d	1	0.47mi
1501 E 1st St Weslaco, TX	3.0	2.0	1781	$1,400	$0.79	43d	1	0.77mi
1723 Davenport St Unit 2 Weslaco, TX	3.0	2.0	1140	$1,175	$1.03	43d	1	0.96mi
1805 Stauffers St Unit 3 Weslaco, TX	3.0	2.0	1116	$1,150	$1.03	43d	1	0.98mi
1817 Stauffer St Weslaco, TX	3.0	2.0	1116	$1,200	$1.08	43d	1	1.02mi
1909 Davenport St Unit 3 Weslaco, TX	3.0	2.0	1140	$1,175	$1.03	43d	1	1.05mi
1601 S Airport Dr Unit 283 Weslaco, TX	3.0	2.0	1033	$1,600	$1.55	43d	1	1.20mi

Listing history 17 events

1. 2026-06-18
   days on market $87,000 Active 33 DOM
2. 2026-06-17
   days on market $87,000 Active 32 DOM
3. 2026-06-16
   days on market $87,000 Active 31 DOM
4. 2026-06-15
   days on market $87,000 Active 30 DOM
5. 2026-06-15
   days on market $87,000 Active 29 DOM
6. 2026-06-13
   pricedays on market $87,000 Active 28 DOM
7. 2026-06-12
   days on market $95,000 Active 27 DOM
8. 2026-06-09
   days on market $95,000 Active 24 DOM
9. 2026-06-08
   days on market $95,000 Active 23 DOM
10. 2026-06-08
    days on market $95,000 Active 22 DOM
11. 2026-06-07
    days on market $95,000 Active 21 DOM
12. 2026-06-03
    days on market $95,000 Active 18 DOM
13. 2026-06-02
    days on market $95,000 Active 17 DOM
14. 2026-06-01
    days on market $95,000 Active 16 DOM
15. 2026-05-31
    days on market $95,000 Active 15 DOM
16. 2026-05-14
    listed $95,000 Active
17. 2004-12-07
    soldstatus $124,830

ⓘ 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: $2,708 · $226/mo
• Projected year-2 tax: $2,708 · $226/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 1/10 Low FEMA zone X · 0% 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: $16,330
• − Mortgage interest: −$4,873
• − Property taxes: −$2,708
• − Insurance: −$435
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$2,531
• Taxable income: $3,170
• Est. tax owed @ 24.0%: −$761
• After-tax cash flow: $3,522/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

-23.9% since first listed

2 events — show timeline

• 2026-05-14 Listed $95,000 MCALLENMLS
• 2004-12-07 Sold (Public Records) $124,830 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,708 · +19.8% YoY. Source: county tax records.