2812 Rosemary Dr #1 · Weslaco, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- —
Fire risk 2/10 · Minimal
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 9/10 · Severe
- Hot days now (above 111°F)
- 7 days/yr
- Hot days in 30 yrs
- 23 days/yr
Wind risk 8/10 · Major
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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 +10.5/15.0
- Cash flow +8.7/30.0
- Condition / age +4.8/5.0
- Livability +3.6/5.0
- 1% rule +3.1/10.0
- Schools +2.9/10.0
- Rent growth +2.5/5.0
- DSCR +2.4/10.0
- Appreciation +0.3/10.0
$135,000
2812 Rosemary Dr #1 · Weslaco, TX 78599
3 bd · 2.0 ba · 1,017 sqft · Condo
· 116 Days on market
Built 2022
$133/sqft
· 7% below area
Est $145k · 7% under
$42/mo HOA · 4% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
BUILT IN AUGUST 2022 — MODERN 3 BED / 2 BATH CONDO FOR SALE! CURRENTLY LEASED FOR IMMEDIATE CASH FLOW! Discover this beautifully designed individual condo unit located in a highly desirable area across from DPS and IDEA Weslaco and just minutes from the expressway. This prime location offers quick access to top schools, shopping, restaurants, and major conveniences. Step inside to an open-concept floorplan with wood-like tile throughout. The kitchen features custom cabinetry, and modern granite countertops. The condo includes three spacious bedrooms and a large primary suite with an oversized bathroom and walk-in closet.
Key facts
- $42 HOA
- Garage
- Built 2022
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath condo listed at $135k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
- To cash-flow at today's rent, offer at most $119k (12.1% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (19.2% below list).
- Recommended offer: $109k (19.2% below list) — sets the bar for 1% rule.
- Cap rate 5.3% vs local median 4.2% in Weslaco — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.
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: Sam Houston El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 745 students, 87% FRL); Mary Hoge Middle (math 22% / reading 42%, grade F, #971 of 1,662 statewide, top 60%, 938 students, 93% 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 89% FRL vs 59% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: 305 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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
- Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
- 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 116 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts 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.
Risks & watch-outs
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$109,100
(19.2% below list)
Questions for the listing agent
- 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?
- It's been on market 116 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.81% ✗
- Cap rate
- 5.29%
- Cash-on-cash
- -3.59%
- DSCR
- 0.84
- GRM
- 10.3
CMA / ARV
- ARV (median comp)
- $144,583
- List price
- $135,000
- Delta
- -6.63%
- Verdict
- FAIR
- Comps
- 20 within 2.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 3507 Mary Ln #2 | 1.08mi | 3/2.0 | 1,073 (+6%) | 0mo | $155,000 | $144 | 56 |
| 3507 Mary Ln #4 | 1.07mi | 3/2.0 | 1,073 (+6%) | 1mo | $155,000 | $144 | 55 |
| 3501 Mary Ln #2 | 1.08mi | 3/2.0 | 1,073 (+6%) | 2mo | $155,000 | $144 | 54 |
| 3513 Mary Ln #4 | 1.07mi | 3/2.0 | 1,073 (+6%) | 4mo | $155,000 | $144 | 53 |
| 3601 Mary Ln #2 | 1.08mi | 3/2.0 | 1,073 (+6%) | 6mo | $155,000 | $144 | 51 |
| 3506 Mary Ln #4 | 1.02mi | 3/2.0 | 1,073 (+6%) | 6mo | $155,000 | $144 | 50 |
| 2020 Del Oro Dr | 0.77mi | 3/1.0 | 968 (-5%) | 4mo | $124,000 | $128 | 49 |
| 3507 Mary Ln #1 | 1.07mi | 2/2.0 (-1) | 920 (-10%) | 3mo | $135,000 | $147 | 42 |
| 3507 Jessica Ln | 1.17mi | 2/2.0 (-1) | 920 (-10%) | 4mo | $135,000 | $147 | 41 |
| 3601 Mary Ln #1 | 1.07mi | 2/2.0 (-1) | 920 (-10%) | 4mo | $135,000 | $147 | 41 |
| 3506 Mary Ln #3 | 1.06mi | 2/2.0 (-1) | 920 (-10%) | 5mo | $135,000 | $147 | 40 |
| 2120 Del Oro Dr | 0.78mi | 3/2.0 | 1,159 (+14%) | 3mo | $139,000 | $120 | 39 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 3.0% rent growth · sell at horizon
5-year hold
- IRR
- -22.3%
- Equity multiple
- 0.23×
- Total profit
- $-29,035
- Equity at exit
- $20,129
10-year hold
- IRR
- -16.3%
- Equity multiple
- 0.09×
- Total profit
- $-34,384
- Equity at exit
- $11,672
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.
ZIP-level market 78599
- Home prices YoY
- -3.7%
- Active inventory
- 305
- Price-to-rent
- 10.3×
Monthly cashflow live
↻
- Estimated rent
- $1,091 high interval (Pro) →
- Mortgage (P&I)
- −$708
- Tax est. 1.5%
- −$169 /mo · $2,025/yr
- Insurance
- −$56
- HOA
- −$42
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$229
- Net cashflow
- $-113
Break-even live
Break-even rent
$1,234
Max offer price
$118,639
Occupancy floor
—
Sensitivity live
| Price | -10% $-20 | -5% $-66 | +0% $-113 | +5% $-160 | +10% $-206 |
|---|---|---|---|---|---|
| Rent | -10% $-199 | -5% $-156 | +0% $-113 | +5% $-70 | +10% $-27 |
| Rate | -1.0pp $-45 | -0.5pp $-79 | base $-113 | +0.5pp $-148 | +1.0pp $-184 |
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
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 13 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 2808 Rosemary Dr Unit 3 Weslaco, TX | 3.0 | 2.0 | 1000 | $1,100 | $1.10 | 93d | 1 | 0.02mi |
| 2615 E Sugarcane Dr Weslaco, TX | 2.0–4.0 | 2.0–4.0 | 1108 | $972 | $0.88 | 70d | 8 | 0.19mi |
| 1412 Vani Dr Unit 3 Weslaco, TX | 2.0 | 2.0 | 960 | $990 | $1.03 | 93d | 1 | 0.57mi |
| 1416 Vani Dr Unit 1 Weslaco, TX | 2.0 | 2.0 | 947 | $990 | $1.05 | 93d | 1 | 0.57mi |
| 3900 Gabriela Dr Weslaco, TX | 3.0 | 1.0 | 955 | $1,150 | $1.20 | 93d | 1 | 0.63mi |
| 1304 Petri Dr Weslaco, TX | 2.0 | 2.0 | 1067 | $1,050 | $0.98 | 93d | 1 | 0.66mi |
| 1601 S Airport Dr Unit 283 Weslaco, TX | 3.0 | 2.0 | 1033 | $1,600 | $1.55 | 93d | 1 | 1.08mi |
| 1601 S Airport Dr Unit 261 Weslaco, TX | 2.0 | 2.0 | 912 | $1,500 | $1.64 | 93d | 1 | 1.08mi |
| 3601 E Mile 8 N Weslaco, TX | 2.0 | 2.0 | 900 | $1,095 | $1.22 | 93d | 1 | 1.22mi |
| 4013 Jenna Ln Unit D Weslaco, TX | 2.0 | 2.0 | 1012 | $1,300 | $1.28 | 93d | 1 | 1.23mi |
| 815 E Sugarcane Dr Unit E4 Weslaco, TX | 2.0 | 1.5 | 1124 | $1,200 | $1.07 | 93d | 1 | 1.32mi |
| 617 E Washington St Unit 4 Weslaco, TX | 3.0 | 2.0 | 1000 | $900 | $0.90 | 93d | 1 | 1.41mi |
| 607 E Washington St Weslaco, TX | 3.0 | 2.0 | 1000 | $900 | $0.90 | 93d | 1 | 1.42mi |
Property features AI
Finance
- Other
- Escrow amount listed as 1350
- HOA & community
- Association fee $500 annually (Verona Association Inc.)POA mandatory with $100 transfer feeCommunity features include sidewalks
Exterior
- Parking
- 2 covered parking spaces2 carport spacesDetached parking (no garage)
- Security
- Smoke detector(s)
- Utilities
- Public waterCity sewerPaved road accessElectric service for heating and cooling
- Home design
- Condominium unit
- Construction
- Brick and stucco constructionShingle roofSlab foundationBuilt on a 0.3784-acre irregular lot
- Exterior features
- Sprinkler systemPatio with patio slabProfessional landscapingSidewalks
Interior
- Kitchen
- MicrowaveRefrigeratorStove/Range
- Bedrooms
- Master bedroom with walk-in closet(s)
- Flooring
- Tile flooring
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heating (electric)Central air conditioning (electric)Thermostat
- Interior features
- Granite countertopsEnergy-efficient double pane windowsNo window coveringsSmoke detector(s)Other interior features
- Laundry & utility
- Washer and dryer includedLaundry closet and laundry roomWasher/dryer connectionElectric water heater (located in laundry room)
HOA detail $42/mo · $504/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-08-08days on market $135,000 Active 116 DOM
-
2026-08-07days on market $135,000 Active 115 DOM
-
2026-08-06days on market $135,000 Active 114 DOM
-
2026-08-05days on market $135,000 Active 113 DOM
-
2026-08-04days on market $135,000 Active 112 DOM
-
2026-08-03days on market $135,000 Active 111 DOM
-
2026-07-31days on market $135,000 Active 108 DOM
-
2026-07-30days on market $135,000 Active 107 DOM
-
2026-07-29days on market $135,000 Active 106 DOM
-
2026-07-27days on market $135,000 Active 104 DOM
-
2026-07-26days on market $135,000 Active 103 DOM
-
2026-07-24days on market $135,000 Active 101 DOM
-
2026-07-23days on market $135,000 Active 100 DOM
-
2026-07-22days on market $135,000 Active 99 DOM
-
2026-07-21days on market $135,000 Active 98 DOM
-
2026-07-20days on market $135,000 Active 97 DOM
-
2026-07-18days on market $135,000 Active 95 DOM
-
2026-07-17days on market $135,000 Active 94 DOM
-
2026-07-16days on market $135,000 Active 93 DOM
-
2026-07-14days on market $135,000 Active 91 DOM
-
2026-07-13days on market $135,000 Active 90 DOM
-
2026-07-12days on market $135,000 Active 89 DOM
-
2026-07-11days on market $135,000 Active 88 DOM
-
2026-07-10days on market $135,000 Active 87 DOM
-
2026-07-09days on market $135,000 Active 86 DOM
-
2026-07-07days on market $135,000 Active 84 DOM
-
2026-07-06days on market $135,000 Active 83 DOM
-
2026-07-05days on market $135,000 Active 82 DOM
-
2026-07-05days on market $135,000 Active 81 DOM
-
2026-07-03days on market $135,000 Active 80 DOM
-
2026-07-02days on market $135,000 Active 79 DOM
-
2026-07-01days on market $135,000 Active 78 DOM
-
2026-06-30days on market $135,000 Active 77 DOM
-
2026-06-29days on market $135,000 Active 76 DOM
-
2026-06-28days on market $135,000 Active 75 DOM
-
2026-06-27days on market $135,000 Active 74 DOM
-
2026-06-26days on market $135,000 Active 73 DOM
-
2026-06-23days on market $135,000 Active 70 DOM
-
2026-06-22days on market $135,000 Active 69 DOM
-
2026-06-21days on market $135,000 Active 68 DOM
-
2026-06-21days on market $135,000 Active 67 DOM
-
2026-06-18days on market $135,000 Active 65 DOM
-
2026-06-17days on market $135,000 Active 64 DOM
-
2026-06-16days on market $135,000 Active 63 DOM
-
2026-06-15days on market $135,000 Active 62 DOM
-
2026-06-15days on market $135,000 Active 61 DOM
-
2026-06-13days on market $135,000 Active 60 DOM
-
2026-06-12days on market $135,000 Active 59 DOM
-
2026-06-09days on market $135,000 Active 56 DOM
-
2026-06-08days on market $135,000 Active 55 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low 0% chance over 30 yrs
- Wildfire 2/10 Low
- Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $13,092
- − Mortgage interest
- −$7,562
- − Property taxes
- −$2,025
- − Insurance
- −$675
- − Repairs & maintenance
- −$1,047
- − Management
- −$1,047
- − HOA
- −$504
- − Depreciation
- −$3,927
- Taxable loss
- −$3,696
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$887
- After-tax cash flow
- $-470/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
95/100
None rehab
This modern 3-bedroom, 2-bath condo is in excellent condition with no visible repairs needed. It offers a well-maintained interior, a clean exterior, and a prime location. Consider landscaping and painting to further enhance its value.
Value-add opportunities
- Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
- Both Painting exterior walls — Fresh paint can make the home look more appealing and increase its value. ↑
- Both Landscaping and curb appeal — Improves the home's overall appearance and can attract more potential buyers or renters. ↑
F
Composite school gradezoned avg 29/100
Zoned Schools
Elementary
Sam Houston El
F
TX #2,525/4,322
Nat'l #26,716/41,679
Middle
Mary Hoge Middle
F
TX #971/1,662
Nat'l #8,317/14,009
High
Weslaco East H S
F
TX #1,250/1,632
Nat'l #12,347/17,239
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)
- 35,400
- Household income
- $55,939
- Rent vs Own
- Severe rent burden
- 11% of renters
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 (96%)
- Race & ethnicity
- Hispanic / Latino 96% Two or more races 42% White 2%
- Hispanic origin (detail)
- Mexican 90%
- Foreign-born
- 20% · Canada
- Languages at home
- 19% English-only · Spanish 80%
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
- ▼ -9.47%
- Current HPI
- 243.5537
- 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
+0.0% since first listed2 events — show timeline
- 2026-04-14 Listed $135,000 MCALLENMLS
- 2025-11-28 Listed $135,000 MCALLENMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…