216 S Guerra Ave · Weslaco, TX 78596

$73,500

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 394 Days on market

Built 1981 2,499 sqft lot Est $113k · 35% under ↓ 14% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

Investor’s Dream! This 2-bedroom fixer-upper in the heart of Weslaco sits on a desirable corner lot, offering incredible potential for rental income or a profitable flip. Just 3 minutes from Expressway 83, it provides easy access to shopping, dining, and essential amenities. With the right vision and renovations, this property can be transformed into a lucrative asset. Sold AS-IS, making it a perfect opportunity for savvy investors looking for their next project. Don’t miss out—schedule a viewing today!

Key facts

• Corner lot
• 2,499 sq ft lot
• Built 1981

Tags

• CORNER LOT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO AMENITIES
• RENTAL INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: Armando Cuellar Middle (math 22% / reading 31%, grade F, #1,200 of 1,662 statewide, top 73%, 626 students, 88% FRL); Weslaco East H S (math 24% / reading 26%, grade F, #1,250 of 1,632 statewide, top 77%, 2,004 students, 86% FRL) — zoned schools average 87% FRL vs 59% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 708 active listings in the ZIP; 22 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 $79 of equity ($508 loan paydown + $-429 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 394 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 394 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.49% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.58%
• DSCR: 1.87
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $113,256
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 S Guerra Ave	0.00mi	2/1.0 (-1)	792 (0%)	1mo	$73,500	$93	94
116 N Kansas Ave	0.54mi	2/1.0 (-1)	720 (-9%)	12mo	$75,000	$104	45
209 N Kansas St	0.58mi	3/1.0	732 (-8%)	20mo	$95,000	$130	44
302 E Esplanada St	0.68mi	2/1.0 (-1)	770 (-3%)	20mo	$110,000	$143	42
211 W Llano Grande St	0.68mi	2/2.0 (-1)	828 (+4%)	14mo	$149,000	$180	40
409 Hidalgo St	0.73mi	2/2.0 (-1)	900 (+14%)	2mo	$157,000	$174	32
311 N Missouri Ave	0.68mi	2/1.0 (-1)	891 (+12%)	14mo	$132,000	$148	30
1517 E Katie St	0.56mi	2/1.0 (-1)	896 (+13%)	22mo	$118,900	$133	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: 18.0%
• Equity multiple: 1.84×
• Total profit: $17,277
• Equity at exit: $19,220

10-year hold

• IRR: 23.1%
• Equity multiple: 3.44×
• Total profit: $50,163
• Equity at exit: $21,472

Cash invested: $20,580 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,098 high
• Mortgage (P&I): −$385
• Tax from tax record: −$116 /mo · $1,386/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $336

Break-even live

Break-even rent $673

Max offer price $73,500

Occupancy floor 64%

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: $18,375
• Closing costs: $2,205
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	0.30mi
1804 Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,125	$1.20	44d	1	0.48mi
1805 Stauffers St Unit 3 Weslaco, TX	3.0	2.0	1116	$1,150	$1.03	43d	1	0.49mi
1804 Stauffers St #3 Weslaco, TX	2.0	2.0	840	$1,000	$1.19	43d	1	0.50mi
1722 E Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	43d	1	0.51mi
518 N Cantu St Weslaco, TX	2.0	1.0	648	$900	$1.39	44d	1	0.52mi
1817 Stauffer St Weslaco, TX	3.0	2.0	1116	$1,200	$1.08	43d	1	0.53mi
1812 Redbud Ln Unit 1 Weslaco, TX	2.0	2.0	874	$1,025	$1.17	43d	1	0.54mi
1917 Davenport St Unit 1 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	43d	1	0.58mi
2108 Redbud Ln Unit 4 Weslaco, TX	2.0	2.0	920	$1,050	$1.14	43d	1	0.64mi
309 E Mesquite St Weslaco, TX	3.0	2.0	1100	$1,400	$1.27	43d	1	0.65mi
1306 E 11th St Unit 11 Weslaco, TX	2.0	2.0	900	$875	$0.97	43d	1	0.88mi
1601 S Airport Dr Unit 261 Weslaco, TX	2.0	2.0	912	$1,500	$1.64	43d	1	0.97mi
1601 S Airport Dr Unit 283 Weslaco, TX	3.0	2.0	1033	$1,600	$1.55	43d	1	0.97mi
3814 Bella Costa Dr Unit 3 Weslaco, TX	2.0	2.0	987	$1,025	$1.04	43d	1	1.08mi
3707 Las Vistas Ln Apt 1 Weslaco, TX	2.0	2.0	987	$1,025	$1.04	43d	1	1.08mi
604 Buena Vista Dr Weslaco, TX	2.0	2.0	783	$750	$0.96	43d	1	1.40mi
609 Buena Vista Dr Apt 1 Weslaco, TX	2.0	2.0	888	$750	$0.84	43d	1	1.43mi
1810 S Oregon Ave Unit 1810-14 Weslaco, TX	2.0	1.0	850	$695	$0.82	43d	1	1.44mi
1810 S Oregon Ave Unit 622-3 Weslaco, TX	2.0	1.0	850	$855	$1.01	43d	1	1.44mi
1810 S Oregon Ave Unit 1810-9 Weslaco, TX	2.0	1.0	850	$795	$0.94	43d	1	1.44mi
220 E 18th St Unit 2 Weslaco, TX	2.0	1.0	770	$770	$1.00	43d	1	1.50mi

Listing history 11 events

1. 2026-03-16
   status Pending
2. 2025-06-05
   status Active
3. 2025-05-23
   status Pending
4. 2025-05-12
   historical Option
5. 2025-02-01
   listed $73,500 Active
6. 2024-12-09
   price $77,000
7. 2024-11-19
   status Active
8. 2024-09-30
   status Pending
9. 2024-07-20
   listed $79,999 Active
10. 2024-06-20
    price $79,999
11. 2024-01-08
    listed $85,000 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: $1,386 · $116/mo
• Projected year-2 tax: $1,386 · $116/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 6/10 Major FEMA zone X · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $13,177
• − Mortgage interest: −$4,117
• − Property taxes: −$1,386
• − Insurance: −$368
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$2,138
• Taxable income: $3,059
• Est. tax owed @ 24.0%: −$734
• After-tax cash flow: $3,296/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

-13.5% since first listed

11 events — show timeline

• 2026-03-16 Pending — MCALLENMLS
• 2025-06-05 Relisted — MCALLENMLS
• 2025-05-23 Pending — MCALLENMLS
• 2025-05-12 Contingent — MCALLENMLS
• 2025-02-01 Listed $73,500 MCALLENMLS
• 2024-12-09 Price Changed $77,000 MCALLENMLS
• 2024-11-19 Relisted — MCALLENMLS
• 2024-09-30 Pending — MCALLENMLS
• 2024-07-20 Listed $79,999 MCALLENMLS
• 2024-06-20 Price Changed $79,999 MCALLENMLS
• 2024-01-08 Listed $85,000 MCALLENMLS

Property tax history

+8.6%/yr

Latest (2025): $1,386 · +17.7% YoY. Source: county tax records.