203 E 2nd St · Weslaco, TX 78596

$55,000

4 bd · 2.0 ba · 1,459 sqft · SingleFamily public records · 130 Days on market

Built 1987 Good condition 5,187 sqft lot $38/sqft · 58% below area ↓ 30% since listing

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0

Listing remarks

HUGE REDUCTION! 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. THIS PROPERTY IS NOW ACTIVE IN AN ONLINE AUCTION. ALL OFFERS MUST BE SUBMITTED THROUGH THE PROPERTY'S LISITNG PAGE ON WWW. AUCTION. COM.

Key facts

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

Tags

• DOWNSTAIRS PRIMARY BEDROOM
• NEAR DOWNTOWN AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.0% vs local median 4.0% 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: 917 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 140d 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).
• This rent runs 30% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $59 of equity ($380 loan paydown + $-321 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.9% 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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.
7. 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.
8. 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: 2.47% ✓
• Cap rate: 18.03%
• Cash-on-cash: 41.93%
• DSCR: 2.87
• GRM: 3.4

CMA / ARV

• ARV (median comp): $131,929
• List price: $55,000
• Delta: -58.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 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%)	22mo	$135,000	$94	54
801 N Louisiana Ave	0.69mi	3/2.0 (-1)	1,369 (-6%)	1mo	$159,000	$116	52
620 E Agostadero St	0.38mi	4/2.5	1,334 (-9%)	19mo	$125,000	$94	50
808 Tennessee Ave	0.74mi	3/1.0 (-1)	1,393 (-4%)	2mo	$179,000	$128	48
659 N Illinois Ave	0.45mi	3/2.0 (-1)	1,608 (+10%)	19mo	$125,000	$78	41
803 E Agostadero St	0.53mi	3/2.0 (-1)	1,268 (-13%)	14mo	$50,000	$39	36
618 W 5th St	0.59mi	3/1.5 (-1)	1,318 (-10%)	24mo	$169,000	$128	29

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: 42.3%
• Equity multiple: 3.03×
• Total profit: $31,284
• Equity at exit: $14,382

10-year hold

• IRR: 45.9%
• Equity multiple: 6.03×
• Total profit: $77,417
• Equity at exit: $16,067

Cash invested: $15,400 (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: 13 active · 13 under contract
• Months of supply: 8.7 mo (12%/mo absorbed)
• Median asking: $180,000 ($142/sqft)
• Median days on market: 142 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -36.2% 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: 917
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$288
• Tax from tax record: −$226 /mo · $2,708/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $538

Break-even live

Break-even rent $680

Max offer price $55,000

Occupancy floor 55%

Sensitivity live

Price	-10% $733	-5% $714	+0% $538	+5% $522	+10% $507
Rent	-10% $431	-5% $484	+0% $538	+5% $592	+10% $646
Rate	-1.0pp $566	-0.5pp $552	base $538	+0.5pp $524	+1.0pp $509

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: $13,750
• Closing costs: $1,650
• Club membership (one-time): —
• 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	139d	1	0.32mi
309 E Mesquite St Weslaco, TX	3.0	2.0	1100	$1,400	$1.27	139d	1	0.47mi
1501 E 1st St Weslaco, TX	3.0	2.0	1781	$1,400	$0.79	139d	1	0.77mi
1723 Davenport St Unit 2 Weslaco, TX	3.0	2.0	1140	$1,175	$1.03	139d	1	0.96mi
1805 Stauffers St Unit 3 Weslaco, TX	3.0	2.0	1116	$1,150	$1.03	139d	1	0.98mi
1817 Stauffer St Weslaco, TX	3.0	2.0	1116	$1,200	$1.08	139d	1	1.02mi
1909 Davenport St Unit 3 Weslaco, TX	3.0	2.0	1140	$1,175	$1.03	139d	1	1.05mi
1601 S Airport Dr Unit 283 Weslaco, TX	3.0	2.0	1033	$1,600	$1.55	139d	1	1.20mi

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No garage or carportNo covered parking
• Security: Smoke detector(s)
• Utilities: Public waterCity sewerElectric service (implied by electric water heater)
• Home design: Single-family property (per listing type)Irregular lot
• Construction: Composition shingle roofPillar/post/pier foundationOther construction materials
• Exterior features: Other exterior featuresPaved road access

Interior

• Kitchen: Electric water heaterNo conveying appliances
• Flooring: LaminateTile
• Bathrooms: 1 full bathroom
• Interior features: Laminate and tile flooringCountertops (other)No window coveringsSmoke detector(s)
• Laundry & utility: Laundry area with washer/dryer connection

Listing history 50 events

1. 2026-09-23
   days on market $55,000 Active 130 DOM
2. 2026-09-21
   days on market $55,000 Active 128 DOM
3. 2026-09-20
   days on market $55,000 Active 127 DOM
4. 2026-09-19
   days on market $55,000 Active 126 DOM
5. 2026-09-19
   days on market $55,000 Active 125 DOM
6. 2026-09-17
   days on market $55,000 Active 124 DOM
7. 2026-09-17
   days on market $55,000 Active 123 DOM
8. 2026-09-16
   days on market $55,000 Active 122 DOM
9. 2026-09-14
   days on market $55,000 Active 121 DOM
10. 2026-09-13
    days on market $55,000 Active 120 DOM
11. 2026-09-12
    days on market $55,000 Active 119 DOM
12. 2026-09-11
    days on market $55,000 Active 118 DOM
13. 2026-09-05
    days on market $55,000 Active 112 DOM
14. 2026-09-04
    days on market $55,000 Active 111 DOM
15. 2026-09-03
    days on market $55,000 Active 110 DOM
16. 2026-09-02
    pricedays on market $55,000 Active 109 DOM
17. 2026-08-29
    days on market $65,000 Active 105 DOM
18. 2026-08-28
    days on market $65,000 Active 104 DOM
19. 2026-08-27
    days on market $65,000 Active 103 DOM
20. 2026-08-25
    days on market $65,000 Active 101 DOM
21. 2026-08-24
    days on market $65,000 Active 100 DOM
22. 2026-08-23
    days on market $65,000 Active 99 DOM
23. 2026-08-22
    days on market $65,000 Active 98 DOM
24. 2026-08-21
    days on market $65,000 Active 97 DOM
25. 2026-08-20
    days on market $65,000 Active 96 DOM
26. 2026-08-19
    days on market $65,000 Active 95 DOM
27. 2026-08-18
    days on market $65,000 Active 94 DOM
28. 2026-08-17
    days on market $65,000 Active 93 DOM
29. 2026-08-16
    days on market $65,000 Active 92 DOM
30. 2026-08-15
    days on market $65,000 Active 91 DOM
31. 2026-08-13
    days on market $65,000 Active 89 DOM
32. 2026-08-12
    days on market $65,000 Active 88 DOM
33. 2026-08-11
    days on market $65,000 Active 87 DOM
34. 2026-08-10
    days on market $65,000 Active 86 DOM
35. 2026-08-09
    days on market $65,000 Active 85 DOM
36. 2026-08-08
    days on market $65,000 Active 84 DOM
37. 2026-08-07
    days on market $65,000 Active 83 DOM
38. 2026-08-06
    days on market $65,000 Active 82 DOM
39. 2026-08-05
    days on market $65,000 Active 81 DOM
40. 2026-08-04
    days on market $65,000 Active 80 DOM
41. 2026-08-03
    days on market $65,000 Active 79 DOM
42. 2026-07-31
    days on market $65,000 Active 76 DOM
43. 2026-07-30
    days on market $65,000 Active 75 DOM
44. 2026-07-29
    pricedays on market $65,000 Active 74 DOM
45. 2026-07-27
    days on market $87,000 Active 72 DOM
46. 2026-07-26
    days on market $87,000 Active 71 DOM
47. 2026-07-24
    days on market $87,000 Active 69 DOM
48. 2026-07-23
    days on market $87,000 Active 68 DOM
49. 2026-07-22
    days on market $87,000 Active 67 DOM
50. 2026-07-21
    days on market $87,000 Active 66 DOM

ⓘ 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: −$3,081
• − Property taxes: −$2,708
• − Insurance: −$275
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$1,600
• Taxable income: $6,053
• Est. tax owed @ 24.0%: −$1,453
• After-tax cash flow: $5,004/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 · 9 photos

Good 75/100 Moderate rehab Est. rehab $36,475–$65,655 screening

This 3-bedroom, 1-bath home is in good condition with a moderate level of renovation needed. The kitchen and bathroom are under construction, requiring major repairs. Completing these areas will significantly increase its resale value.

Components & finishes AI

Roof asphalt shingle · aged Flooring tile

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Signs of significant wear and potential damage
• Major Windows (windows) — Visible wear and tear on window frames
• Major Electrical (electrical) — Exposed wiring and incomplete installations
• Major Plumbing (plumbing) — Exposed pipes and incomplete installations
• Major Exterior (exterior) — Significant wear and tear on exterior walls and siding

Repairs flagged

• Major Kitchen cabinetry — Exposed framing and missing countertops
• Major Bathroom cabinetry — Exposed framing and missing countertops

Value-add opportunities

• Resale Complete kitchen cabinetry — Completed kitchen cabinetry will enhance the home's appeal and functionality ↑
• Resale Complete bathroom cabinetry — Completed bathroom cabinetry will enhance the home's appeal and functionality ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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%
• Common ancestry: Slovak 1%
• Foreign-born: 17% · Canada
• 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

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No garage or carportNo covered parking
• Security: Smoke detector(s)
• Utilities: Public waterCity sewerElectric service (implied by electric water heater)
• Home design: Single-family property (per listing type)Irregular lot
• Construction: Composition shingle roofPillar/post/pier foundationOther construction materials
• Exterior features: Other exterior featuresPaved road access

Interior

• Kitchen: Electric water heaterNo conveying appliances
• Flooring: LaminateTile
• Bathrooms: 1 full bathroom
• Interior features: Laminate and tile flooringCountertops (other)No window coveringsSmoke detector(s)
• Laundry & utility: Laundry area with washer/dryer connection

Price history

-30.3% since first listed

3 events — show timeline

• 2026-06-13 Price Changed $87,000 MCALLENMLS
• 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.