3131 Stark Rd · Midway South, TX 78596

$489,000

None bd · None ba · 4,226 sqft · MultiFamily · 153 Days on market

Built 2026 Good condition 0.27 ac lot $116/sqft · at area comps Est $485k · at est. $42/mo HOA · 4% of rent ↓ 1% since listing

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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).

• Cash flow +16.7/30.0
• ARV discount +7.1/15.0
• DSCR +5.2/10.0
• Appreciation +4.7/10.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

**Exceptional Multi-Family Investment Opportunity!** Discover this stunning, newly built multi-family property that redefines modern living! Featuring an open concept design, this exceptional property includes two spacious 3-bedroom, 2-bath units and two inviting 2-bedroom, 2-bath units, perfect for maximizing rental income or accommodating a growing family. Situated just 2 minutes from the expressway, convenience is at your doorstep, ensuring easy access to all that the area has to offer. Each unit comes fully equipped with all appliances, including a washer and dryer, making move-in a breeze for any tenant. Enjoy peace of mind with a gated entrance and ample space throughout, creating a welcoming environment for residents. This property is a prime opportunity to start or expand your investment portfolio. Don’t miss out on this exceptional offering—schedule your viewing today!

Key facts

• Gated entrance
• Open concept design
• 0.27 acre lot

Tags

• MULTI-FAMILY PROPERTY
• OPEN CONCEPT DESIGN
• GATED ENTRANCE
• FULLY EQUIPPED WITH APPLIANCES
• EASY ACCESS TO EXPRESSWAY

What this means for you Summary

Snapshot

• This is a multifamily listed at $489k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $304 ($4k/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 $472k (3.6% below list).
• Recommended offer: $430k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,201 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute 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: 710 active listings in the ZIP; 2 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 $524 of equity ($3k loan paydown + $-3k 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 153 days — a 12% lower offer ($430k) 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.

Recommended offer $430,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 8.6

CMA / ARV

• ARV (median comp): $485,000
• List price: $489,000
• Delta: 0.82%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Sparrow Rd	0.54mi	—/—	4,080 (-4%)	6mo	$485,000	$119	64
513 Sparrow Rd	0.56mi	—/—	4,080 (-4%)	5mo	$485,000	$119	64
604 Dominion Dr	0.40mi	—/—	3,802 (-10%)	1mo	$479,000	$126	64
2900 Delta Rd	0.43mi	—/—	3,726 (-12%)	1mo	$479,000	$129	59
705 Sparrow Rd	0.60mi	—/—	4,080 (-4%)	9mo	$495,000	$121	58
2909 Charlie Rd	0.49mi	—/—	3,802 (-10%)	3mo	$479,000	$126	58
2701 Woodpecker Rd	0.63mi	—/—	4,080 (-4%)	10mo	$535,000	$131	57
2705 Woodpecker Rd	0.65mi	—/—	4,080 (-4%)	10mo	$535,000	$131	56
2612 Mockingbird Rd	0.55mi	—/—	4,502 (+6%)	10mo	$499,000	$111	55
801 Sparrow Rd	0.60mi	—/—	4,080 (-4%)	14mo	$510,000	$125	54
2508 Mockingbird Rd	0.63mi	—/—	4,426 (+5%)	15mo	$545,000	$123	50
2608 Mockingbird Rd	0.63mi	—/—	4,502 (+6%)	19mo	$499,000	$111	44

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: -1.3%
• Equity multiple: 0.94×
• Total profit: $-8,099
• Equity at exit: $127,873

10-year hold

• IRR: 4.9%
• Equity multiple: 1.50×
• Total profit: $67,845
• Equity at exit: $142,851

Cash invested: $136,920 (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: 710
• Price-to-rent: 34.3×

Monthly cashflow live

• Estimated rent: $4,716 high
• Mortgage (P&I): −$2,564
• Tax est. 1.5%: −$611 /mo · $7,335/yr
• Insurance: −$204
• HOA: −$42
• Vacancy / Maint / Mgmt: −$990
• Net cashflow: $304

Break-even live

Break-even rent $4,331

Max offer price $489,000

Occupancy floor 89%

Sensitivity live

Price	-10% $642	-5% $473	+0% $304	+5% $135	+10% $-34
Rent	-10% $-68	-5% $118	+0% $304	+5% $491	+10% $677
Rate	-1.0pp $551	-0.5pp $429	base $304	+0.5pp $178	+1.0pp $49

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,376
▸ 2× units	2	2	$2,340
Total (4 units)			$4,716

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: $122,250
• Closing costs: $14,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 San Vicente Unit 3 Weslaco, TX	3.0	2.0	4256	$1,250	$0.29	24d	1	0.98mi
1405 San Vicente Unit 1 Weslaco, TX	3.0	2.0	4256	$1,200	$0.28	24d	1	0.98mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: security

Listing history 18 events

1. 2026-06-21
   days on market $489,000 Active 153 DOM
2. 2026-06-18
   days on market $489,000 Active 151 DOM
3. 2026-06-17
   days on market $489,000 Active 150 DOM
4. 2026-06-16
   days on market $489,000 Active 149 DOM
5. 2026-06-15
   days on market $489,000 Active 148 DOM
6. 2026-06-15
   days on market $489,000 Active 147 DOM
7. 2026-06-13
   days on market $489,000 Active 146 DOM
8. 2026-06-12
   days on market $489,000 Active 145 DOM
9. 2026-06-09
   days on market $489,000 Active 142 DOM
10. 2026-06-08
    days on market $489,000 Active 141 DOM
11. 2026-06-08
    days on market $489,000 Active 140 DOM
12. 2026-06-07
    days on market $489,000 Active 139 DOM
13. 2026-06-03
    days on market $489,000 Active 136 DOM
14. 2026-06-02
    days on market $489,000 Active 135 DOM
15. 2026-06-01
    days on market $489,000 Active 134 DOM
16. 2026-05-31
    days on market $489,000 Active 133 DOM
17. 2026-01-19
    listed $489,000 Active 902-char remark

    Show marketing remark (902 chars)

    **Exceptional Multi-Family Investment Opportunity!** Discover this stunning, newly built multi-family property that redefines modern living! Featuring an open concept design, this exceptional property includes two spacious 3-bedroom, 2-bath units and two inviting 2-bedroom, 2-bath units, perfect for maximizing rental income or accommodating a growing family. Situated just 2 minutes from the expressway, convenience is at your doorstep, ensuring easy access to all that the area has to offer. Each unit comes fully equipped with all appliances, including a washer and dryer, making move-in a breeze for any tenant. Enjoy peace of mind with a gated entrance and ample space throughout, creating a welcoming environment for residents. This property is a prime opportunity to start or expand your investment portfolio. Don’t miss out on this exceptional offering—schedule your viewing today!

18. 2025-06-09
    listed $495,000 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: $56,592
• − Mortgage interest: −$27,392
• − Property taxes: −$7,335
• − Insurance: −$2,445
• − Repairs & maintenance: −$4,527
• − Management: −$4,527
• − HOA: −$504
• − Depreciation: −$14,225
• Taxable loss: −$4,364
• Est. tax savings @ 24.0%: +$1,047
• After-tax cash flow: $4,699/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

Good 80/100 None rehab

This multi-family property is in good condition with modern finishes and a clean, well-maintained appearance. It is ready for immediate rental or resale.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make the home more appealing
• Both Window treatments — Improves privacy and adds aesthetic value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home more appealing ↑
• Both Window treatments — Improves privacy and adds aesthetic value ↑

ⓘ 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 — Midway South

• Score: 58/100
• State rank: #1201
• US rank: #21023

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midway South, 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

-1.2% since first listed

2 events — show timeline

• 2026-01-19 Listed $489,000 MCALLENMLS
• 2025-06-09 Listed $495,000 MCALLENMLS