606 S Airport Dr · Weslaco, TX 78596

$135,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 14 Days on market

Built 1981 5,998 sqft lot Est $188k · 28% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Appreciation +4.7/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Charming home situated on a corner lot off Airport Drive in Weslaco, offering a great combination of comfort, versatility, and opportunity. This 3-bedroom, 1-bath property features recent updates throughout and is move-in ready. With excellent commercial potential, it presents a unique opportunity for homeowners, investors, or those seeking a property with future possibilities. Don't miss your chance to own this well-located property with endless potential.

Key facts

• Move-in ready
• Recent updates
• Commercial potential

Tags

• CORNER LOT
• RECENT UPDATES
• COMMERCIAL POTENTIAL
• MOVE-IN READY
• WELL-LOCATED

Property features AI

Finance

• Other: Association escrow amount listed
• HOA & community: No HOA

Exterior

• Parking: 2 covered parking spaces; 2-car carport; No garage; Garage faces side
• Utilities: Public water; City sewer; Paved road access; Electric service
• Home design: Single-family property; Corner-facing lot
• Construction: Siding exterior; Shingle roof; Pillar/post/pier foundation; Built area approximately 1,248 square feet
• Exterior features: Corner lot; Curbs; Other exterior features

Interior

• Kitchen: Refrigerator; Electric smooth-top stove/range
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Interior features: Laminate countertops; Ceiling fan(s); Mini blinds
• Laundry & utility: Laundry room with washer/dryer connections; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-72 ($-870/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (18.4% below list).
• Recommended offer: $110k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 711 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 97% 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 $144 of equity ($933 loan paydown + $-789 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $110,099 (18.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.30%
• DSCR: 0.90
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $188,448
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1903 E Llano Grande St	0.67mi	3/2.0 (+1)	1,202 (-4%)	10mo	$200,000	$166	46
1825 Largo St	0.61mi	3/2.0 (+1)	1,130 (-10%)	6mo	$179,900	$159	42
1308 E 2nd St	0.49mi	3/2.0 (+1)	1,088 (-13%)	7mo	$145,000	$133	41
2404 Largo St	0.75mi	3/2.0 (+1)	1,371 (+10%)	5mo	$265,000	$193	36
103 Grace Ave	0.73mi	2/1.0	1,068 (-14%)	8mo	$60,000	$56	35
925 Kerria Ave	0.59mi	3/2.0 (+1)	1,356 (+9%)	18mo	$205,000	$151	34
1915 Largo St	0.62mi	3/2.0 (+1)	1,365 (+9%)	16mo	$210,000	$154	33
1204 E 1st St	0.58mi	3/2.0 (+1)	1,122 (-10%)	20mo	$152,700	$136	30
712 E 2nd St	0.71mi	3/1.0 (+1)	1,435 (+15%)	19mo	$135,000	$94	21

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: -7.2%
• Equity multiple: 0.68×
• Total profit: $-12,206
• Equity at exit: $35,302

10-year hold

• IRR: -0.8%
• Equity multiple: 0.93×
• Total profit: $-2,802
• Equity at exit: $39,438

Cash invested: $37,800 (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: 711
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$708
• Tax from tax record: −$178 /mo · $2,137/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-72

Break-even live

Break-even rent $1,193

Max offer price $122,198

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-34	+0% $-72	+5% $-111	+10% $-149
Rent	-10% $-159	-5% $-116	+0% $-72	+5% $-29	+10% $15
Rate	-1.0pp $-4	-0.5pp $-38	base $-72	+0.5pp $-107	+1.0pp $-143

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1812 Redbud Ln Unit 1 Weslaco, TX	2.0	2.0	874	$1,025	$1.17	45d	1	0.25mi
1804 Stauffers St #3 Weslaco, TX	2.0	2.0	840	$1,000	$1.19	45d	1	0.31mi
2108 Redbud Ln Unit 4 Weslaco, TX	2.0	2.0	920	$1,050	$1.14	45d	1	0.33mi
1805 Stauffers St Unit 3 Weslaco, TX	3.0	2.0	1116	$1,150	$1.03	45d	1	0.34mi
1722 E Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	45d	1	0.35mi
1817 Stauffer St Weslaco, TX	3.0	2.0	1116	$1,200	$1.08	45d	1	0.36mi
1804 Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,125	$1.20	46d	1	0.37mi
1723 Davenport St Unit 2 Weslaco, TX	3.0	2.0	1140	$1,175	$1.03	45d	1	0.40mi
1909 Davenport St Unit 3 Weslaco, TX	3.0	2.0	1140	$1,175	$1.03	45d	1	0.43mi
1917 Davenport St Unit 1 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	45d	1	0.44mi
1306 E 11th St Unit 11 Weslaco, TX	2.0	2.0	900	$875	$0.97	45d	1	0.46mi
705 E 6th St Apt 4 Weslaco, TX	1.0	1.0	700	$695	$0.99	45d	1	0.56mi
705 E 6th St Unit 21 Weslaco, TX	1.0	1.0	700	$595	$0.85	45d	1	0.56mi
622 E Llano Grande St Weslaco, TX	3.0	2.0	1100	$1,500	$1.36	45d	1	0.86mi
301 E 4th St Unit 5 Weslaco, TX	1.0	1.0	700	$670	$0.96	45d	1	0.86mi
604 Buena Vista Dr Weslaco, TX	2.0	2.0	783	$750	$0.96	45d	1	1.10mi
609 Buena Vista Dr Apt 1 Weslaco, TX	2.0	2.0	888	$750	$0.84	45d	1	1.12mi
608 Moar DR Weslaco, TX	3.0	2.0	1140	$1,300	$1.14	15d	1	1.16mi
1810 S Oregon Ave Unit 622-3 Weslaco, TX	2.0	1.0	850	$855	$1.01	45d	1	1.16mi
1810 S Oregon Ave Unit 1810-9 Weslaco, TX	2.0	1.0	850	$795	$0.94	45d	1	1.16mi
1810 S Oregon Ave Unit 1810-14 Weslaco, TX	2.0	1.0	850	$695	$0.82	45d	1	1.16mi
309 E Mesquite St Weslaco, TX	3.0	2.0	1100	$1,400	$1.27	45d	1	1.21mi
3608 Bella Dr Unit 1 Weslaco, TX	3.0	2.0	1140	$1,300	$1.14	45d	1	1.23mi
712 Deanne Dr Unit 4 Weslaco, TX	3.0	2.0	1140	$1,400	$1.23	45d	1	1.25mi
220 E 18th St Unit 2 Weslaco, TX	2.0	1.0	770	$770	$1.00	45d	1	1.32mi
1511 Playa Dr Unit 2 Progreso Lakes, TX	3.0	2.0	987	$1,250	$1.27	45d	1	1.33mi
2101 Brightwood Ave Weslaco, TX	3.0	2.0	1494	$1,750	$1.17	46d	1	1.34mi
1603 Playa Dr Unit 3 Weslaco, TX	2.0	2.0	1100	$1,150	$1.05	45d	1	1.34mi
1404 Alta Vista Dr Unit 3 Progreso Lakes, TX	2.0	2.0	985	$1,075	$1.09	45d	1	1.34mi
1601 S Airport Dr Unit 261 Weslaco, TX	2.0	2.0	912	$1,500	$1.64	45d	1	1.36mi
1601 S Airport Dr Unit 283 Weslaco, TX	3.0	2.0	1033	$1,600	$1.55	45d	1	1.36mi
1416 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	985	$1,025	$1.04	45d	1	1.37mi
1424 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	825	$995	$1.21	45d	1	1.38mi
1630 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	935	$1,095	$1.17	45d	1	1.38mi
1413 Alta Vista Dr Unit 4 Progreso Lakes, TX	3.0	2.0	1087	$1,150	$1.06	45d	1	1.39mi
1635 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	988	$1,095	$1.11	45d	1	1.42mi
3808 Las Vistas Ln Unit 1 Weslaco, TX	2.0	2.0	928	$1,100	$1.19	45d	1	1.45mi
2004 Ginger Ave Weslaco, TX	3.0	2.0	1332	$1,600	$1.20	45d	1	1.46mi
3814 Bella Costa Dr Unit 2 Weslaco, TX	3.0	2.0	1087	$1,175	$1.08	45d	1	1.47mi

Listing history 11 events

1. 2026-06-15
   days on market $135,000 Active 14 DOM
2. 2026-06-15
   days on market $135,000 Active 13 DOM
3. 2026-06-13
   days on market $135,000 Active 12 DOM
4. 2026-06-12
   days on market $135,000 Active 11 DOM
5. 2026-06-09
   days on market $135,000 Active 8 DOM
6. 2026-06-08
   days on market $135,000 Active 7 DOM
7. 2026-06-08
   days on market $135,000 Active 6 DOM
8. 2026-06-07
   days on market $135,000 Active 5 DOM
9. 2026-06-03
   days on market $135,000 Active 2 DOM
10. 2026-06-02
    remarks 461-char remark
11. 2026-06-02
    listed $135,000 Active 1 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: $2,137 · $178/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$334/yr (+$28/mo · 15.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $13,212
• − Mortgage interest: −$7,562
• − Property taxes: −$2,137
• − Insurance: −$675
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$3,927
• Taxable loss: −$3,203
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $-101/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

1 event — show timeline

• 2026-05-29 Listed $135,000 MCALLENMLS

Property tax history

+7.4%/yr

Latest (2025): $2,137 · +14.9% YoY. Source: county tax records.