1406 Tee Box Dr · Weslaco, TX 78596

$299,000

3 bd · 2.5 ba · 1,960 sqft · SingleFamily · 89 Days on market

Built 2024 Excellent condition 7,416 sqft lot $153/sqft · at area comps Est $301k · at est. $40/mo HOA · 1% of rent ↓ 11% since listing

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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 +15.2/30.0
• ARV discount +7.8/15.0
• Condition / age +5.0/5.0
• DSCR +4.7/10.0
• Appreciation +4.7/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Another brand-new construction is now available in the desirable San Gabriel Phase 2 subdivision in Weslaco, TX—an up-and-coming community with views of the Tierra Santa Golf Course. This thoughtfully designed home features 3 bedrooms, 2.5 bathrooms, and a 2-car garage, highlighted by modern finishes and a color palette that delivers instant curb appeal. Inside, the open-concept layout is intelligently designed to maximize space, flow, and functionality, making it ideal for both everyday living and entertaining. Stylish, functional, and move-in ready, this home offers everything you need to make it your own. (Find address on google maps)

Key facts

• Move-in ready
• Modern finishes
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• MODERN FINISHES
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $299k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (6.4% below list).
• Recommended offer: $280k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 1 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $320 of equity ($2k loan paydown + $-2k 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 89 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 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 $280,000 (6.4% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (median comp): $300,801
• List price: $299,000
• Delta: -0.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1602 Helen Dr	0.16mi	3/3.0	1,862 (-5%)	2mo	$299,999	$161	80
3902 Tierra Escondida St	0.23mi	3/3.5	2,003 (+2%)	6mo	$360,500	$180	77
3818 Tierra Escondida Dr	0.20mi	3/3.5	1,846 (-6%)	6mo	$345,000	$187	72
3901 Tierra Escondida	0.22mi	3/3.5	2,083 (+6%)	7mo	$339,000	$163	69
1510 Helen Dr	0.12mi	4/3.0 (+1)	1,814 (-7%)	9mo	$297,000	$164	67
1505 Helen Dr	0.14mi	4/3.0 (+1)	2,164 (+10%)	4mo	$376,490	$174	66
1401 Fairway Dr	0.18mi	4/3.0 (+1)	1,828 (-7%)	11mo	$299,900	$164	64
711 Santa Elena St	0.46mi	3/2.0	2,015 (+3%)	11mo	$295,000	$146	63
1513 Helen Dr	0.14mi	4/3.0 (+1)	2,161 (+10%)	9mo	$389,000	$180	62
2501 S Louisiana Ave	0.69mi	3/3.0	1,940 (-1%)	5mo	$254,680	$131	60
1421 Tierra Bella St	0.29mi	4/2.0 (+1)	1,700 (-13%)	7mo	$315,000	$185	51
2110 Mexico Ave	0.60mi	4/4.0 (+1)	2,200 (+12%)	1mo	$360,000	$164	40

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: -2.7%
• Equity multiple: 0.88×
• Total profit: $-10,063
• Equity at exit: $78,188

10-year hold

• IRR: 3.6%
• Equity multiple: 1.36×
• Total profit: $30,472
• Equity at exit: $87,347

Cash invested: $83,720 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$40
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $106

Break-even live

Break-even rent $2,666

Max offer price $299,000

Occupancy floor 91%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3818 Tierra Escondida Weslaco, TX	3.0	3.5	1846	$2,800	$1.52	44d	1	0.17mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 24 events

1. 2026-06-18
   days on market $299,000 Active 89 DOM
2. 2026-06-17
   days on market $299,000 Active 88 DOM
3. 2026-06-16
   days on market $299,000 Active 87 DOM
4. 2026-06-15
   days on market $299,000 Active 86 DOM
5. 2026-06-15
   days on market $299,000 Active 85 DOM
6. 2026-06-13
   days on market $299,000 Active 84 DOM
7. 2026-06-12
   days on market $299,000 Active 83 DOM
8. 2026-06-09
   days on market $299,000 Active 80 DOM
9. 2026-06-08
   days on market $299,000 Active 79 DOM
10. 2026-06-08
    days on market $299,000 Active 78 DOM
11. 2026-06-07
    days on market $299,000 Active 77 DOM
12. 2026-06-03
    days on market $299,000 Active 74 DOM
13. 2026-06-02
    days on market $299,000 Active 73 DOM
14. 2026-06-01
    days on market $299,000 Active 72 DOM
15. 2026-05-31
    days on market $299,000 Active 71 DOM
16. 2026-03-21
    listed $299,000 Active 651-char remark

    Show marketing remark (651 chars)

    Another brand-new construction is now available in the desirable San Gabriel Phase 2 subdivision in Weslaco, TX—an up-and-coming community with views of the Tierra Santa Golf Course. This thoughtfully designed home features 3 bedrooms, 2.5 bathrooms, and a 2-car garage, highlighted by modern finishes and a color palette that delivers instant curb appeal. Inside, the open-concept layout is intelligently designed to maximize space, flow, and functionality, making it ideal for both everyday living and entertaining. Stylish, functional, and move-in ready, this home offers everything you need to make it your own. (Find address on google maps)

17. 2026-02-27
    price $309,000
18. 2026-01-24
    listed $319,000 Active
19. 2025-06-10
    price $319,900
20. 2025-05-14
    price $324,900
21. 2025-03-06
    price $329,900
22. 2025-03-06
    price $229,900
23. 2025-02-28
    listed $334,900 Active
24. 2024-08-22
    listed $335,000 Active

ⓘ 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: $33,600
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − HOA: −$480
• − Depreciation: −$8,698
• Taxable loss: −$3,683
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $2,152/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 100/100 None rehab

This move-in ready, brand-new construction home in San Gabriel Phase 2 subdivision offers modern finishes and a desirable location with golf course views.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value
• Both Add smart home features — Enhances home's appeal and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both Add smart home features — Enhances home's appeal and marketability ↑

ⓘ 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

-10.7% since first listed

9 events — show timeline

• 2026-03-21 Listed $299,000 MCALLENMLS
• 2026-02-27 Price Changed $309,000 MCALLENMLS
• 2026-01-24 Listed $319,000 MCALLENMLS
• 2025-06-10 Price Changed $319,900 MCALLENMLS
• 2025-05-14 Price Changed $324,900 MCALLENMLS
• 2025-03-06 Price Changed $329,900 MCALLENMLS
• 2025-03-06 Price Changed $229,900 MCALLENMLS
• 2025-02-28 Listed $334,900 MCALLENMLS
• 2024-08-22 Listed $335,000 MCALLENMLS