1322 Beverly Ave · Weslaco, TX 78596

$520,000

12 bd · 8.0 ba · — sqft · MultiFamily · 526 Days on market

Built 2024 Excellent condition Est $481k · 8% over

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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 +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Condition / age +4.8/5.0
• Appreciation +4.7/10.0
• ARV discount +3.9/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Multi-family units

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

Listing remarks MLS

Don't miss this exceptional investment opportunity in Weslaco, TX! This brand-new fourplex features four spacious 3-bedroom, 2-bathroom units, each designed for modern living. Set within a gated entrance, the property offers privacy and ease of access. Every unit comes fully equipped with all essential appliances, including a refrigerator, stove, microwave, and washer/dryer-providing tenants with added convenience and comfort. Mini blinds throughout add a sleek, modern touch while maintaining privacy. With new construction and low maintenance, this property is the perfect turn-key rental opportunity for investors. Schedule a showing today and secure this high-demand fourplex!

Key facts

• New construction
• Gated entrance
• Low maintenance

Tags

• GATED ENTRANCE
• FULLY EQUIPPED APPLIANCES
• NEW CONSTRUCTION
• LOW MAINTENANCE

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2.0-bath units multifamily listed at $520k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive. Per door: $113/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $512k (1.5% below list).
• Recommended offer: $458k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• Market conditions: 708 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $557 of equity ($4k 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.

Negotiation context

• It's been on market 526 days — a 12% lower offer ($458k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $457,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 526 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. 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. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (median comp): $481,360
• List price: $520,000
• Delta: 8.03%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-0.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-409
• Equity at exit: $135,979

10-year hold

• IRR: 6.1%
• Equity multiple: 1.62×
• Total profit: $89,782
• Equity at exit: $151,907

Cash invested: $145,600 (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: 33.8×

Monthly cashflow live

• Estimated rent: $5,122 high
• Mortgage (P&I): −$2,727
• Tax est. 1.5%: −$650 /mo · $7,800/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,076
• Net cashflow: $453

Break-even live

Break-even rent $4,549

Max offer price $520,000

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$5,124
Total (4 units)			$5,122

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: $130,000
• Closing costs: $15,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $520,000 Active 526 DOM
2. 2026-06-17
   days on market $520,000 Active 525 DOM
3. 2026-06-16
   days on market $520,000 Active 524 DOM
4. 2026-06-15
   days on market $520,000 Active 523 DOM
5. 2026-06-15
   days on market $520,000 Active 522 DOM
6. 2026-06-13
   days on market $520,000 Active 521 DOM
7. 2026-06-12
   days on market $520,000 Active 520 DOM
8. 2026-06-09
   days on market $520,000 Active 517 DOM
9. 2026-06-08
   days on market $520,000 Active 516 DOM
10. 2026-06-08
    days on market $520,000 Active 515 DOM
11. 2026-06-07
    days on market $520,000 Active 514 DOM
12. 2026-06-03
    days on market $520,000 Active 511 DOM
13. 2026-06-02
    days on market $520,000 Active 510 DOM
14. 2026-06-01
    days on market $520,000 Active 509 DOM
15. 2026-05-31
    days on market $520,000 Active 508 DOM
16. 2025-12-30
    price $520,000 684-char remark

    Show marketing remark (684 chars)

    Don't miss this exceptional investment opportunity in Weslaco, TX! This brand-new fourplex features four spacious 3-bedroom, 2-bathroom units, each designed for modern living. Set within a gated entrance, the property offers privacy and ease of access. Every unit comes fully equipped with all essential appliances, including a refrigerator, stove, microwave, and washer/dryer-providing tenants with added convenience and comfort. Mini blinds throughout add a sleek, modern touch while maintaining privacy. With new construction and low maintenance, this property is the perfect turn-key rental opportunity for investors. Schedule a showing today and secure this high-demand fourplex!

17. 2025-05-21
    price $520,000 696-char remark

    Show marketing remark (696 chars)

    Don’t miss this exceptional investment opportunity in Weslaco, TX! This brand-new fourplex features four spacious 3-bedroom, 2-bathroom units, each designed for modern living. Set within a gated entrance, the property offers privacy and ease of access. Every unit comes fully equipped with all essential appliances, including a refrigerator, stove, microwave, and washer/dryer—providing tenants with added convenience and comfort. Mini blinds throughout add a sleek, modern touch while maintaining privacy. With new construction and low maintenance, this property is the perfect turn-key rental opportunity for investors. Schedule a showing today and secure this high-demand fourplex!

18. 2025-01-08
    listed $525,000 New 684-char remark

    Show marketing remark (684 chars)

    Don't miss this exceptional investment opportunity in Weslaco, TX! This brand-new fourplex features four spacious 3-bedroom, 2-bathroom units, each designed for modern living. Set within a gated entrance, the property offers privacy and ease of access. Every unit comes fully equipped with all essential appliances, including a refrigerator, stove, microwave, and washer/dryer-providing tenants with added convenience and comfort. Mini blinds throughout add a sleek, modern touch while maintaining privacy. With new construction and low maintenance, this property is the perfect turn-key rental opportunity for investors. Schedule a showing today and secure this high-demand fourplex!

19. 2024-12-27
    listed $525,000 Active 696-char remark

    Show marketing remark (696 chars)

    Don’t miss this exceptional investment opportunity in Weslaco, TX! This brand-new fourplex features four spacious 3-bedroom, 2-bathroom units, each designed for modern living. Set within a gated entrance, the property offers privacy and ease of access. Every unit comes fully equipped with all essential appliances, including a refrigerator, stove, microwave, and washer/dryer—providing tenants with added convenience and comfort. Mini blinds throughout add a sleek, modern touch while maintaining privacy. With new construction and low maintenance, this property is the perfect turn-key rental opportunity for investors. Schedule a showing today and secure this high-demand fourplex!

ⓘ 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: $61,464
• − Mortgage interest: −$29,128
• − Property taxes: −$7,800
• − Insurance: −$2,600
• − Repairs & maintenance: −$4,917
• − Management: −$4,917
• − Depreciation: −$15,127
• Taxable loss: −$3,026
• Est. tax savings @ 24.0%: +$726
• After-tax cash flow: $6,159/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 95/100 None rehab

This fourplex in Weslaco, TX is in excellent condition with modern finishes and low maintenance. It's a turn-key rental opportunity with potential for further value enhancement through landscaping and aesthetic improvements.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior and interior — Fresh paint can improve the home's appearance and value.
• Both Landscaping and curb appeal — Aesthetic improvements can attract more buyers and renters.
• Both Addition of smart home features — Modern technology can increase appeal and value for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior and interior — Fresh paint can improve the home's appearance and value. ↑
• Both Landscaping and curb appeal — Aesthetic improvements can attract more buyers and renters. ↑
• Both Addition of smart home features — Modern technology can increase appeal and value for both buyers and renters. ↑

ⓘ 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

-1.0% since first listed

4 events — show timeline

• 2025-12-30 Price Changed $520,000 LERA
• 2025-05-21 Price Changed $520,000 MCALLENMLS
• 2025-01-08 Listed $525,000 LERA
• 2024-12-27 Listed $525,000 MCALLENMLS