1402 Tee Box Dr · Weslaco, TX 78596

$271,900

3 bd · 2.0 ba · 1,601 sqft · SingleFamily · 17 Days on market

Built 2024 Excellent condition 7,416 sqft lot Garage $170/sqft · 6% below area Est $291k · 6% under $40/mo HOA · 1% of rent ↓ 9% 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 +19.2/30.0
• ARV discount +10.4/15.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• Condition / age +5.0/5.0
• Appreciation +4.7/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0

Listing remarks

Another brand-new construction is now available in the sought-after San Gabriel Phase 2 subdivision in Weslaco, TX—an exciting and fast-growing community with views of the Tierra Santa Golf Course. This well-designed home features 3 bedrooms, 2 bathrooms, and a 2-car garage, offering a modern color palette that creates instant curb appeal. Inside, the open-concept layout is thoughtfully planned to maximize space, comfort, and functionality, making it ideal for both everyday living and entertaining. Built with today’s style and lifestyle in mind, this home truly has everything you need. Owner finance available with 10% down.

Key facts

• Open-concept layout
• 7,416 sq ft lot
• 2 garage spots

Tags

• OPEN-CONCEPT LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $272k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $272k).
• Recommended offer: $268k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.2% 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: Memorial El (math 40% / reading 50%, grade D-, #1,133 of 4,322 statewide, top 27%, 1,075 students, 67% 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).
• Market conditions: 800 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).
• At $2,800/mo this rent would consume 62% of the median local household income ($54k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $292 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.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 7 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 $267,821 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (median comp): $290,526
• List price: $271,900
• Delta: -6.41%
• 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
3409 Emma Dr	0.07mi	3/2.5	1,607 (+0%)	12mo	$249,000	$155	84
3506 Emma Dr	0.05mi	3/2.0	1,402 (-12%)	8mo	$218,000	$155	71
3817 Santo Cielo St	0.43mi	3/2.0	1,575 (-2%)	9mo	$249,900	$159	70
3503 Emma Dr	0.10mi	3/2.0	1,400 (-13%)	9mo	$225,500	$161	67
1421 Tierra Bella St	0.29mi	4/2.0 (+1)	1,700 (+6%)	9mo	$315,000	$185	63
1510 Helen Dr	0.12mi	4/3.0 (+1)	1,814 (+13%)	11mo	$297,000	$164	54
1401 Fairway Dr	0.18mi	4/3.0 (+1)	1,828 (+14%)	13mo	$299,900	$164	48
3527 Sawgrass St	0.51mi	3/2.0	1,370 (-14%)	5mo	$214,900	$157	48
3505 Pinehurst St	0.48mi	3/2.0	1,398 (-13%)	13mo	$199,900	$143	46
3621 Sawgrass St	0.52mi	3/2.0	1,781 (+11%)	14mo	$193,000	$108	45
3913 Santo Cielo St	0.45mi	3/2.5	1,829 (+14%)	14mo	$234,000	$128	42
3617 Sawgrass St	0.52mi	3/2.0	1,370 (-14%)	17mo	$219,500	$160	38

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $3,393
• Equity at exit: $71,101

10-year hold

• IRR: 7.1%
• Equity multiple: 1.72×
• Total profit: $54,803
• Equity at exit: $79,430

Cash invested: $76,132 (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: 27 active · 13 under contract
• Months of supply: 13.5 mo (7%/mo absorbed)
• Median asking: $265,000 ($166/sqft)
• Median days on market: 86 d
• This list price: 52% of active listings are priced below it
• ARV vs active asking: +9.1% 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: 800
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,426
• Tax est. 1.5%: −$340 /mo · $4,078/yr
• Insurance: −$113
• HOA: −$40
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $293

Break-even live

Break-even rent $2,429

Max offer price $271,900

Occupancy floor 85%

Sensitivity live

Price	-10% $481	-5% $387	+0% $293	+5% $199	+10% $105
Rent	-10% $72	-5% $182	+0% $293	+5% $404	+10% $514
Rate	-1.0pp $430	-0.5pp $362	base $293	+0.5pp $223	+1.0pp $151

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: $67,975
• Closing costs: $8,157
• Club membership (one-time): —
• 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	93d	1	0.17mi

Property features AI

Finance

• Other: Lot dimensions approximately 75 x 98 (7,416 sq ft)Living area reported as 1,601Lot features include sidewalksCommunity features include gated access and sidewalksDirections available from Expressway 83/Westgate
• HOA & community: Mandatory property owners associationAnnual association fee of $480No POA transfer fee

Exterior

• Parking: Attached garage for 2 cars2 total covered parking spacesGarage faces front
• Security: Gated community
• Utilities: City sewer
• Home design: Stucco exterior
• Construction: Slab foundationComposition shingle roofStucco construction
• Exterior features: Patio slabSidewalksPaved road access

Interior

• Kitchen: MicrowaveSingle ovenOven-microwave comboRefrigeratorElectric smooth-top range / stove
• Bedrooms: Master bedroom with walk-in closet
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Entrance foyerQuartz countertopsCeiling fansWindow coveringsDryer and washer includedMicrowave
• Laundry & utility: Dedicated laundry roomElectric water heater

Listing history 50 events

1. 2026-08-08
   days on market $271,900 Active 17 DOM
2. 2026-08-07
   days on market $271,900 Active 16 DOM
3. 2026-08-06
   days on market $271,900 Active 15 DOM
4. 2026-08-05
   days on market $271,900 Active 14 DOM
5. 2026-08-04
   days on market $271,900 Active 13 DOM
6. 2026-08-03
   days on market $271,900 Active 12 DOM
7. 2026-07-31
   days on market $271,900 Active 9 DOM
8. 2026-07-30
   days on market $271,900 Active 8 DOM
9. 2026-07-29
   days on market $271,900 Active 7 DOM
10. 2026-07-27
    days on market $271,900 Active 5 DOM
11. 2026-07-26
    days on market $271,900 Active 4 DOM
12. 2026-07-24
    days on market $271,900 Active 2 DOM
13. 2026-07-22
    days on marketlisting id $271,900 Active 1 DOM
14. 2026-07-17
    days on market $271,900 Active 77 DOM
15. 2026-07-16
    days on market $271,900 Active 76 DOM
16. 2026-07-14
    days on market $271,900 Active 74 DOM
17. 2026-07-13
    days on market $271,900 Active 73 DOM
18. 2026-07-12
    days on market $271,900 Active 72 DOM
19. 2026-07-11
    days on market $271,900 Active 71 DOM
20. 2026-07-10
    days on market $271,900 Active 70 DOM
21. 2026-07-09
    days on market $271,900 Active 69 DOM
22. 2026-07-07
    days on market $271,900 Active 67 DOM
23. 2026-07-06
    days on market $271,900 Active 66 DOM
24. 2026-07-05
    days on market $271,900 Active 65 DOM
25. 2026-07-05
    days on market $271,900 Active 64 DOM
26. 2026-07-03
    days on market $271,900 Active 63 DOM
27. 2026-07-02
    days on market $271,900 Active 62 DOM
28. 2026-07-01
    days on market $271,900 Active 61 DOM
29. 2026-06-30
    days on market $271,900 Active 60 DOM
30. 2026-06-29
    days on market $271,900 Active 59 DOM
31. 2026-06-28
    days on market $271,900 Active 58 DOM
32. 2026-06-27
    days on market $271,900 Active 57 DOM
33. 2026-06-26
    days on market $271,900 Active 56 DOM
34. 2026-06-23
    days on market $271,900 Active 53 DOM
35. 2026-06-22
    days on market $271,900 Active 52 DOM
36. 2026-06-21
    days on market $271,900 Active 51 DOM
37. 2026-06-21
    days on market $271,900 Active 50 DOM
38. 2026-06-18
    days on market $271,900 Active 48 DOM
39. 2026-06-17
    days on market $271,900 Active 47 DOM
40. 2026-06-16
    days on market $271,900 Active 46 DOM
41. 2026-06-15
    days on market $271,900 Active 45 DOM
42. 2026-06-15
    days on market $271,900 Active 44 DOM
43. 2026-06-13
    days on market $271,900 Active 43 DOM
44. 2026-06-12
    days on market $271,900 Active 42 DOM
45. 2026-06-09
    days on market $271,900 Active 39 DOM
46. 2026-06-08
    days on market $271,900 Active 38 DOM
47. 2026-06-08
    days on market $271,900 Active 37 DOM
48. 2026-06-07
    days on market $271,900 Active 36 DOM
49. 2026-06-03
    days on market $271,900 Active 33 DOM
50. 2026-06-02
    days on market $271,900 Active 32 DOM

ⓘ 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: −$15,231
• − Property taxes: −$4,078
• − Insurance: −$1,360
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − HOA: −$480
• − Depreciation: −$7,910
• Taxable loss: −$834
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $3,716/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 · 6 photos

Excellent 100/100 None rehab

This brand-new construction home in San Gabriel Phase 2 subdivision is move-in ready with excellent curb appeal and modern finishes. It offers a great opportunity for both resale and rental due to its well-designed layout and high-quality construction.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Add smart home features — Improves convenience and adds modern amenities that appeal to buyers and renters. ↑
• Both Install energy-efficient windows — Reduces energy costs and enhances home value by improving energy efficiency. ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Memorial El D- TX #1,133/4,322 Nat'l #15,897/41,679 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

• Other: Lot dimensions approximately 75 x 98 (7,416 sq ft)Living area reported as 1,601Lot features include sidewalksCommunity features include gated access and sidewalksDirections available from Expressway 83/Westgate
• HOA & community: Mandatory property owners associationAnnual association fee of $480No POA transfer fee

Exterior

• Parking: Attached garage for 2 cars2 total covered parking spacesGarage faces front
• Security: Gated community
• Utilities: City sewer
• Home design: Stucco exterior
• Construction: Slab foundationComposition shingle roofStucco construction
• Exterior features: Patio slabSidewalksPaved road access

Interior

• Kitchen: MicrowaveSingle ovenOven-microwave comboRefrigeratorElectric smooth-top range / stove
• Bedrooms: Master bedroom with walk-in closet
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Entrance foyerQuartz countertopsCeiling fansWindow coveringsDryer and washer includedMicrowave
• Laundry & utility: Dedicated laundry roomElectric water heater

Price history

-9.4% since first listed

11 events — show timeline

• 2026-07-22 Listed $271,900 MCALLENMLS
• 2026-05-01 Listed $271,900 MCALLENMLS
• 2026-03-26 Listed $272,000 MCALLENMLS
• 2026-03-21 Listed $272,000 MCALLENMLS
• 2026-02-27 Price Changed $282,500 MCALLENMLS
• 2026-01-24 Listed $287,500 MCALLENMLS
• 2025-06-10 Price Changed $287,500 MCALLENMLS
• 2025-05-14 Price Changed $289,900 MCALLENMLS
• 2025-03-06 Price Changed $294,900 MCALLENMLS
• 2025-02-28 Listed $299,900 MCALLENMLS
• 2024-08-22 Listed $300,000 MCALLENMLS