1402 Tee Box Dr · Weslaco, TX 78596

$271,900

3 bd · 2.0 ba · 1,601 sqft · SingleFamily · 48 Days on market

Built 2024 Excellent condition 7,416 sqft lot $170/sqft · 6% below area Est $290k · 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 +10.3/15.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• Condition / age +5.0/5.0
• Appreciation +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

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

Property features AI

Finance

• Other: Community features include sidewalks and gated access
• Financial info: Escrow: 2000
• HOA & community: Mandatory property owners association; Annual association fee of $480; No POA transfer fee

Exterior

• Parking: Attached garage for 2 cars; 2 total covered parking spaces
• Security: Gated community
• Utilities: City sewer
• Home design: Single-family property; Front-facing attached garage
• Construction: Stucco exterior; Composition shingle roof; Slab foundation; Built on a 75 x 98 lot
• Exterior features: Patio slab; Sidewalks; Paved road access; Gated community

Interior

• Kitchen: Microwave; Single oven; Oven-microwave combination; Refrigerator; Electric range / stove
• Bedrooms: Master bedroom with walk-in closet(s)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Quartz countertops; Ceiling fans; Walk-in closet(s); Window coverings; Dryer included; Washer included
• Laundry & utility: Laundry room; Electric water heater; Washer and dryer present

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: $264k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 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: 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 $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 48 days — a 3% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 6 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 $263,743 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.03% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (median comp): $290,160
• List price: $271,900
• Delta: -6.29%
• 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%)	10mo	$249,000	$155	86
3506 Emma Dr	0.05mi	3/2.0	1,402 (-12%)	6mo	$218,000	$155	72
3817 Santo Cielo St	0.43mi	3/2.0	1,575 (-2%)	7mo	$249,900	$159	71
3503 Emma Dr	0.10mi	3/2.0	1,400 (-13%)	8mo	$225,500	$161	68
1421 Tierra Bella St	0.29mi	4/2.0 (+1)	1,700 (+6%)	7mo	$315,000	$185	65
1510 Helen Dr	0.12mi	4/3.0 (+1)	1,814 (+13%)	9mo	$297,000	$164	55
1401 Fairway Dr	0.18mi	4/3.0 (+1)	1,828 (+14%)	11mo	$299,900	$164	50
3527 Sawgrass St	0.51mi	3/2.0	1,370 (-14%)	3mo	$214,900	$157	49
3505 Pinehurst St	0.48mi	3/2.0	1,398 (-13%)	11mo	$199,900	$143	47
3621 Sawgrass St	0.52mi	3/2.0	1,781 (+11%)	13mo	$193,000	$108	47
3913 Santo Cielo St	0.45mi	3/2.5	1,829 (+14%)	12mo	$234,000	$128	43
3617 Sawgrass St	0.52mi	3/2.0	1,370 (-14%)	15mo	$219,500	$160	39

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 →

ZIP-level market 78596

• Home prices YoY: -0.2%
• Active inventory: 708
• 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%

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
• 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 25 events

1. 2026-06-18
   days on market $271,900 Active 48 DOM
2. 2026-06-17
   days on market $271,900 Active 47 DOM
3. 2026-06-16
   days on market $271,900 Active 46 DOM
4. 2026-06-15
   days on market $271,900 Active 45 DOM
5. 2026-06-15
   days on market $271,900 Active 44 DOM
6. 2026-06-13
   days on market $271,900 Active 43 DOM
7. 2026-06-12
   days on market $271,900 Active 42 DOM
8. 2026-06-09
   days on market $271,900 Active 39 DOM
9. 2026-06-08
   days on market $271,900 Active 38 DOM
10. 2026-06-08
    days on market $271,900 Active 37 DOM
11. 2026-06-07
    days on market $271,900 Active 36 DOM
12. 2026-06-03
    days on market $271,900 Active 33 DOM
13. 2026-06-02
    days on market $271,900 Active 32 DOM
14. 2026-06-01
    days on market $271,900 Active 31 DOM
15. 2026-05-31
    days on market $271,900 Active 30 DOM
16. 2026-05-01
    listed $271,900 Active 643-char remark
17. 2026-03-26
    listed $272,000 Active
18. 2026-03-21
    listed $272,000 Active
19. 2026-02-27
    price $282,500
20. 2026-01-24
    listed $287,500 Active
21. 2025-06-10
    price $287,500
22. 2025-05-14
    price $289,900
23. 2025-03-06
    price $294,900
24. 2025-02-28
    listed $299,900 Active
25. 2024-08-22
    listed $300,000 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: −$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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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

-9.4% since first listed

10 events — show timeline

• 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