706 W 10th St · Weslaco, TX 78596

$149,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 28 Days on market

Built 1972 10,122 sqft lot $113/sqft · 18% below area Est $182k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Appreciation +4.7/10.0
• 1% rule +3.9/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Buyer changed their mind, so this is your chance to submit your offers for this South Weslaco home. Lush green grass welcomes you into this quaint 2bedroom/1bath home with over 1300 sf. With a little TLC, the spacious living room and kitchen will welcome family and friends to watch the game or share a meal. If you prefer the outdoors, relax on the covered patio just outside the kitchen or enjoy summers with great BBQ on the grill. There is plenty of parking with 4 spaces under 2 carports. This is perfect as a starter home or if you're entertaining the idea of downsizing. This is also perfect for an investor who'd like to put his/her unique touch and lease or resell. The options are plenty. Don't let this great opportunity pass you by. Wheel chair ramp at side entry. Buyer will pay for title and survey. Offers welcome.

Key facts

• Dual carports
• Near restaurants
• 0.23-acre lot

Tags

• DUAL CARPORTS
• 0.23-ACRE LOT
• NEAR H-E-B
• NEAR WALMART
• NEAR HOME DEPOT
• NEAR RESTAURANTS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: 4 total parking spaces; 4 covered carport spaces; Parking includes attached and detached spaces
• Utilities: City sewer
• Home design: Single-family property; Living area source: HidalgoCAD
• Construction: Brick and siding exterior; Shingle roof; Crawl space foundation; Built footprint: 1,320 building area
• Exterior features: Chain link fencing; Covered patio; Paved road access

Interior

• Kitchen: Refrigerator; Stove/Range; Microwave; Electric water heater
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Tile countertops; Ceiling fans; Microwave; Mini blinds
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-32 ($-389/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (10.9% below list).
• Recommended offer: $133k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: North Bridge El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 692 students, 92% FRL); Armando Cuellar Middle (math 22% / reading 31%, grade F, #1,200 of 1,662 statewide, top 73%, 626 students, 88% FRL); Weslaco H S (math 25% / reading 33%, grade F, #1,147 of 1,632 statewide, top 71%, 2,553 students, 73% FRL) — zoned schools average 84% FRL vs 59% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 711 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $160 of equity ($1k loan paydown + $-870 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 28 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $132,818 (10.9% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.89% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 9.3

CMA / ARV

• ARV (median comp): $181,746
• List price: $149,000
• Delta: -18.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 S Indiana Ave	0.26mi	3/2.0	1,321 (+0%)	7mo	$160,000	$121	82
604 W 11th St	0.07mi	3/2.0	1,400 (+6%)	11mo	$219,999	$157	78
1104 Stone St	0.53mi	2/2.0 (-1)	1,330 (+1%)	6mo	$225,000	$169	64
618 W 5th St	0.49mi	3/1.5	1,318 (-0%)	21mo	$169,000	$128	57
1012 W 3rd St	0.66mi	3/1.0	1,250 (-5%)	1mo	$159,000	$127	56
1017 S Nebraska Ave	0.34mi	3/2.0	1,488 (+13%)	14mo	$199,000	$134	51
513 S Louisiana Ave	0.41mi	3/1.0	1,196 (-9%)	20mo	$119,000	$99	45
1016 W 4th St	0.63mi	3/1.0	1,235 (-6%)	23mo	$140,000	$113	37

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: -5.6%
• Equity multiple: 0.75×
• Total profit: $-10,413
• Equity at exit: $38,963

10-year hold

• IRR: 0.9%
• Equity multiple: 1.09×
• Total profit: $3,586
• Equity at exit: $43,527

Cash invested: $41,720 (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: 711
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$781
• Tax from tax record: −$238 /mo · $2,858/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-32

Break-even live

Break-even rent $1,369

Max offer price $143,280

Occupancy floor 97%

Sensitivity live

Price	-10% $52	-5% $10	+0% $-32	+5% $-75	+10% $-117
Rent	-10% $-137	-5% $-85	+0% $-32	+5% $20	+10% $73
Rate	-1.0pp $43	-0.5pp $6	base $-32	+0.5pp $-71	+1.0pp $-110

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2211 Tomatillo Dr Weslaco, TX	3.0	2.0	1361	$2,200	$1.62	25d	1	0.97mi
609 Buena Vista Dr Apt 1 Weslaco, TX	2.0	2.0	888	$750	$0.84	45d	1	1.12mi
622 E Llano Grande St Weslaco, TX	3.0	2.0	1100	$1,500	$1.36	45d	1	1.21mi
1306 E 11th St Unit 11 Weslaco, TX	2.0	2.0	900	$875	$0.97	45d	1	1.22mi
1319 San Vicente Unit 1 Weslaco, TX	3.0	2.0	1100	$1,350	$1.23	25d	1	1.22mi
1409 San Vicente Weslaco, TX	3.0	2.0	1150	$1,250	$1.09	46d	1	1.23mi
1322 Beverly Ave Unit 3 Weslaco, TX	3.0	2.0	1050	$1,350	$1.29	25d	1	1.27mi
1409 Beverly Ave Unit 1 Weslaco, TX	2.0	2.0	986	$1,050	$1.06	45d	1	1.29mi
309 E Mesquite St Weslaco, TX	3.0	2.0	1100	$1,400	$1.27	45d	1	1.34mi
2816 Brown St Unit B Weslaco, TX	2.0	2.0	1000	$950	$0.95	45d	1	1.45mi
3117 Whitetail Dr Weslaco, TX	3.0	2.0	1631	$1,500	$0.92	15d	1	1.47mi
1900 Columbia St Unit D Weslaco, TX	2.0	2.0	1000	$1,050	$1.05	15d	1	1.50mi

Listing history 20 events

1. 2026-06-12
   statusdays on market $149,000 Pending 28 DOM
2. 2026-06-09
   days on market $149,000 Option 26 DOM
3. 2026-06-08
   days on market $149,000 Option 25 DOM
4. 2026-06-08
   days on market $149,000 Option 24 DOM
5. 2026-06-07
   days on market $149,000 Option 23 DOM
6. 2026-06-04
   status $149,000 Option 20 DOM
7. 2026-06-03
   days on market $149,000 Active 20 DOM
8. 2026-06-02
   days on market $149,000 Active 19 DOM
9. 2026-06-01
   days on market $149,000 Active 18 DOM
10. 2026-05-31
    days on market $149,000 Active 17 DOM
11. 2026-05-14
    listed $149,000 Active 393-char remark
12. 2026-01-22
    price $154,000
13. 2025-11-03
    listed $159,000 Active
14. 2022-07-22
    soldstatus
15. 2022-07-21
    soldstatus Sold

    Show marketing remark (837 chars)

    Buyer changed their mind, so this is your chance to submit your offers for this South Weslaco home. Lush green grass welcomes you into this quaint 2bedroom/1bath home with over 1300 sf. With a little TLC, the spacious living room and kitchen will welcome family and friends to watch the game or share a meal. If you prefer the outdoors, relax on the covered patio just outside the kitchen or enjoy summers with great BBQ on the grill. There is plenty of parking with 4 spaces under 2 carports. This is perfect as a starter home or if you're entertaining the idea of downsizing. This is also perfect for an investor who'd like to put his/her unique touch and lease or resell. The options are plenty. Don't let this great opportunity pass you by. Wheel chair ramp at side entry. Buyer will pay for title and survey. Offers welcome.

16. 2022-07-08
    status Pending

    Show marketing remark (837 chars)

    Buyer changed their mind, so this is your chance to submit your offers for this South Weslaco home. Lush green grass welcomes you into this quaint 2bedroom/1bath home with over 1300 sf. With a little TLC, the spacious living room and kitchen will welcome family and friends to watch the game or share a meal. If you prefer the outdoors, relax on the covered patio just outside the kitchen or enjoy summers with great BBQ on the grill. There is plenty of parking with 4 spaces under 2 carports. This is perfect as a starter home or if you're entertaining the idea of downsizing. This is also perfect for an investor who'd like to put his/her unique touch and lease or resell. The options are plenty. Don't let this great opportunity pass you by. Wheel chair ramp at side entry. Buyer will pay for title and survey. Offers welcome.

17. 2022-07-01
    historical Option

    Show marketing remark (837 chars)

    Buyer changed their mind, so this is your chance to submit your offers for this South Weslaco home. Lush green grass welcomes you into this quaint 2bedroom/1bath home with over 1300 sf. With a little TLC, the spacious living room and kitchen will welcome family and friends to watch the game or share a meal. If you prefer the outdoors, relax on the covered patio just outside the kitchen or enjoy summers with great BBQ on the grill. There is plenty of parking with 4 spaces under 2 carports. This is perfect as a starter home or if you're entertaining the idea of downsizing. This is also perfect for an investor who'd like to put his/her unique touch and lease or resell. The options are plenty. Don't let this great opportunity pass you by. Wheel chair ramp at side entry. Buyer will pay for title and survey. Offers welcome.

18. 2022-06-27
    status Active

    Show marketing remark (837 chars)

    Buyer changed their mind, so this is your chance to submit your offers for this South Weslaco home. Lush green grass welcomes you into this quaint 2bedroom/1bath home with over 1300 sf. With a little TLC, the spacious living room and kitchen will welcome family and friends to watch the game or share a meal. If you prefer the outdoors, relax on the covered patio just outside the kitchen or enjoy summers with great BBQ on the grill. There is plenty of parking with 4 spaces under 2 carports. This is perfect as a starter home or if you're entertaining the idea of downsizing. This is also perfect for an investor who'd like to put his/her unique touch and lease or resell. The options are plenty. Don't let this great opportunity pass you by. Wheel chair ramp at side entry. Buyer will pay for title and survey. Offers welcome.

19. 2022-06-08
    status Pending

    Show marketing remark (837 chars)

    Buyer changed their mind, so this is your chance to submit your offers for this South Weslaco home. Lush green grass welcomes you into this quaint 2bedroom/1bath home with over 1300 sf. With a little TLC, the spacious living room and kitchen will welcome family and friends to watch the game or share a meal. If you prefer the outdoors, relax on the covered patio just outside the kitchen or enjoy summers with great BBQ on the grill. There is plenty of parking with 4 spaces under 2 carports. This is perfect as a starter home or if you're entertaining the idea of downsizing. This is also perfect for an investor who'd like to put his/her unique touch and lease or resell. The options are plenty. Don't let this great opportunity pass you by. Wheel chair ramp at side entry. Buyer will pay for title and survey. Offers welcome.

20. 2022-05-31
    listed $99,900 Active

    Show marketing remark (837 chars)

    Buyer changed their mind, so this is your chance to submit your offers for this South Weslaco home. Lush green grass welcomes you into this quaint 2bedroom/1bath home with over 1300 sf. With a little TLC, the spacious living room and kitchen will welcome family and friends to watch the game or share a meal. If you prefer the outdoors, relax on the covered patio just outside the kitchen or enjoy summers with great BBQ on the grill. There is plenty of parking with 4 spaces under 2 carports. This is perfect as a starter home or if you're entertaining the idea of downsizing. This is also perfect for an investor who'd like to put his/her unique touch and lease or resell. The options are plenty. Don't let this great opportunity pass you by. Wheel chair ramp at side entry. Buyer will pay for title and survey. Offers welcome.

ⓘ 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: $2,858 · $238/mo
• Projected year-2 tax: $2,858 · $238/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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

Taxation est. · year 1

• Rental income: $15,938
• − Mortgage interest: −$8,346
• − Property taxes: −$2,858
• − Insurance: −$745
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$4,335
• Taxable loss: −$2,896
• Est. tax savings @ 24.0%: +$695
• After-tax cash flow: $306/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

+49.1% since first listed

12 events — show timeline

• 2026-06-12 Pending — MCALLENMLS
• 2026-06-03 Contingent — MCALLENMLS
• 2026-05-14 Listed $149,000 MCALLENMLS
• 2026-01-22 Price Changed $154,000 MCALLENMLS
• 2025-11-03 Listed $159,000 MCALLENMLS
• 2022-07-22 Sold (Public Records) — Public Records
• 2022-07-21 Sold (MLS) — MCALLENMLS
• 2022-07-08 Pending — MCALLENMLS
• 2022-07-01 Contingent — MCALLENMLS
• 2022-06-27 Relisted — MCALLENMLS
• 2022-06-08 Pending — MCALLENMLS
• 2022-05-31 Listed $99,900 MCALLENMLS

Property tax history

+5.9%/yr

Latest (2025): $2,858 · +33.0% YoY. Source: county tax records.