3131 Stark Rd · Midway South, TX 78596

$479,000

None bd · None ba · 4,226 sqft · MultiFamily · 294 Days on market

Built 2026 Good condition 0.27 ac lot $113/sqft · at area comps Est $483k · at est. $42/mo HOA · 4% of rent ↓ 1% 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 +17.5/30.0
• ARV discount +7.9/15.0
• DSCR +5.4/10.0
• 1% rule +4.8/10.0
• Appreciation +4.7/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

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 $479k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $364 ($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 $470k (1.8% below list).
• Recommended offer: $422k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.0% in Midway South — 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 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: amenities F, commute F, employment 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); 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) — zoned schools average 77% FRL vs 59% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1019 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $4,704/mo this rent would consume 105% 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 $514 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 294 days — a 12% lower offer ($422k) 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 $421,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.26%
• DSCR: 1.14
• GRM: 8.5

CMA / ARV

• ARV (median comp): $482,852
• List price: $479,000
• Delta: -0.80%
• 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
800 Oriole Rd	0.68mi	—/—	4,080 (-4%)	0mo	$469,000	$115	62
412 Sparrow Rd	0.63mi	—/—	4,080 (-4%)	3mo	$489,000	$120	62
605 Sparrow Rd	0.54mi	—/—	4,080 (-4%)	10mo	$485,000	$119	61
513 Sparrow Rd	0.56mi	—/—	4,080 (-4%)	9mo	$485,000	$119	60
604 Dominion Dr	0.40mi	—/—	3,802 (-10%)	6mo	$479,000	$126	60
2509 Woodpecker Rd	0.67mi	—/—	4,502 (+6%)	1mo	$499,000	$111	57
2900 Delta Rd	0.43mi	—/—	3,726 (-12%)	6mo	$479,000	$129	55
705 Sparrow Rd	0.60mi	—/—	4,080 (-4%)	14mo	$495,000	$121	55
2909 Charlie Rd	0.49mi	—/—	3,802 (-10%)	8mo	$479,000	$126	54
2701 Woodpecker Rd	0.63mi	—/—	4,080 (-4%)	14mo	$535,000	$131	53
2705 Woodpecker Rd	0.65mi	—/—	4,080 (-4%)	14mo	$535,000	$131	52
2612 Mockingbird Rd	0.55mi	—/—	4,502 (+6%)	15mo	$499,000	$111	51

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: -0.6%
• Equity multiple: 0.97×
• Total profit: $-3,738
• Equity at exit: $125,258

10-year hold

• IRR: 5.6%
• Equity multiple: 1.56×
• Total profit: $75,519
• Equity at exit: $139,930

Cash invested: $134,120 (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: 31 active · 2 under contract
• Months of supply: 37.2 mo (3%/mo absorbed)
• Median asking: $499,000 ($115/sqft)
• Median days on market: 149 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: -0.8% 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: 1019
• Price-to-rent: 33.9×

Monthly cashflow live

• Estimated rent: $4,704 high
• Mortgage (P&I): −$2,512
• Tax est. 1.5%: −$599 /mo · $7,185/yr
• Insurance: −$200
• HOA: −$42
• Vacancy / Maint / Mgmt: −$988
• Net cashflow: $364

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,356
▸ 2× units	2	2	$2,348
Total (4 units)			$4,704

Break-even live

Break-even rent $4,243

Max offer price $479,000

Occupancy floor 87%

Sensitivity live

Price	-10% $695	-5% $529	+0% $364	+5% $198	+10% $33
Rent	-10% $-8	-5% $178	+0% $364	+5% $550	+10% $736
Rate	-1.0pp $605	-0.5pp $486	base $364	+0.5pp $240	+1.0pp $114

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: $119,750
• Closing costs: $14,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3056 Stark Rd Unit 4 WESLACO, TX	3.0	2.0	1137	$1,300	$1.14	28d	1	0.06mi
3024 Stark Rd Unit 2 WESLACO, TX	2.0	2.0	1137	$1,150	$1.01	43d	1	0.08mi
3099 Briggs Rd Weslaco, TX	2.0	2.0	995	$1,200	$1.21	0d	1	0.08mi
3208 Briggs Rd #3 Weslaco, TX	2.0	2.0	868	$1,200	$1.38	5d	1	0.12mi
3208 Briggs Rd #3 Weslaco, TX	2.0	2.0	868	$1,200	$1.38	0d	1	0.12mi
3086 Briggs Rd Unit B Midway South, TX	2.0	3.0	1050	$1,300	$1.24	164d	1	0.12mi
3186 Briggs Rd Unit 1 Midway South, TX	2.0	2.0	976	$1,200	$1.23	0d	1	0.12mi
3707 U.S. 83 Business Unit 431 Donna, TX	3.0	2.0	960	$799	$0.83	164d	1	0.34mi
3707 U.S. 83 Business Unit 442 Donna, TX	3.0	2.0	960	$799	$0.83	184d	1	0.34mi
3707 U.S. 83 Business Unit 333 Donna, TX	3.0	2.0	960	$899	$0.94	184d	1	0.34mi
3707 U.S. 83 Business Unit 464 Donna, TX	3.0	2.0	960	$799	$0.83	107d	1	0.34mi
3031 W Mile 7 N Weslaco, TX	3.0	2.0	—	$1,300	—	164d	1	0.37mi
2702 Bluejay St Weslaco, TX	3.0	2.0	1198	$1,450	$1.21	10d	1	0.38mi
3707 E Business 83 #345 Donna, TX	3.0	2.0	960	$826	$0.86	10d	1	0.42mi
3707 E Business 83 Unit 239 Donna, TX	1.0	1.0	408	$626	$1.53	9d	1	0.42mi
3707 E Business 83 Unit 419 Donna, TX	3.0	2.0	960	$824	$0.86	10d	1	0.42mi
3707 E Business 83 #340 Donna, TX	3.0	2.0	960	$826	$0.86	9d	1	0.42mi
408 Sparrow Rd Unit 2 Weslaco, TX	1.0	1.0	855	$1,100	$1.29	10d	1	0.45mi
408 Sparrow Rd #4 Weslaco, TX	3.0	2.0	1185	$1,350	$1.14	2d	1	0.45mi
408 Sparrow Rd #4 Weslaco, TX	3.0	2.0	1185	$1,400	$1.18	155d	1	0.45mi
408 Sparrow Rd Unit 2 Weslaco, TX	1.0	1.0	855	$1,150	$1.35	107d	1	0.45mi
412 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	164d	1	0.47mi
412 Sparrow Rd Unit 2 Weslaco, TX	1.0	1.0	—	$1,150	—	10d	1	0.47mi
2705 Robin Rd Unit 2 Weslaco, TX	2.0	2.0	1080	$1,200	$1.11	10d	1	0.48mi
503 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1000	$1,350	$1.35	16d	1	0.49mi
503 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1000	$1,300	$1.30	2d	1	0.49mi
509 Sparrow Rd Unit 4 Weslaco, TX	3.0	2.0	1020	$1,275	$1.25	2d	1	0.50mi
2808 Charlie Rd Unit D Weslaco, TX	2.0	2.0	860	$1,150	$1.34	10d	1	0.52mi
513 Sparrow Rd Unit 4 Weslaco, TX	3.0	2.0	1040	$1,275	$1.23	2d	1	0.52mi
2900 Charlie Rd Unit A Weslaco, TX	3.0	2.0	860	$1,250	$1.45	32d	1	0.53mi
2909 Bravo Rd Unit C Weslaco, TX	2.0	2.0	860	$1,150	$1.34	0d	1	0.55mi
2613 Mockingbird Rd Unit D Weslaco, TX	2.0	2.0	973	$1,200	$1.23	184d	1	0.55mi
2905 Bravo Rd Unit A Weslaco, TX	2.0	2.0	860	$1,150	$1.34	0d	1	0.55mi
2901 Bravo Rd Unit B Weslaco, TX	2.0	2.0	860	$1,150	$1.34	22d	1	0.55mi
2901 Bravo Rd Unit C Weslaco, TX	2.0	2.0	860	$1,150	$1.34	0d	1	0.55mi
2901 Bravo Rd Unit D Weslaco, TX	2.0	3.0	860	$1,150	$1.34	43d	1	0.55mi
2813 Bravo Rd Unit B Weslaco, TX	3.0	2.0	1000	$1,250	$1.25	31d	1	0.56mi
2700 Mockingbird Rd Unit 4 Weslaco, TX	3.0	2.0	1209	$1,350	$1.12	10d	1	0.56mi
2700 Mockingbird Rd Unit 1 Weslaco, TX	2.0	2.0	1080	$1,200	$1.11	10d	1	0.56mi
2813 Bravo Rd Unit C Weslaco, TX	2.0	2.0	860	$1,150	$1.34	10d	1	0.57mi

HOA detail $42/mo · $504/yr

• Likely covers: security

Listing history 50 events

1. 2026-11-08
   days on market $479,000 Active 294 DOM
2. 2026-11-07
   days on market $479,000 Active 293 DOM
3. 2026-11-06
   days on market $479,000 Active 292 DOM
4. 2026-11-05
   days on market $479,000 Active 291 DOM
5. 2026-11-04
   days on market $479,000 Active 290 DOM
6. 2026-11-02
   days on market $479,000 Active 288 DOM
7. 2026-11-01
   days on market $479,000 Active 287 DOM
8. 2026-10-31
   days on market $479,000 Active 286 DOM
9. 2026-10-31
   days on market $479,000 Active 285 DOM
10. 2026-10-29
    days on market $479,000 Active 284 DOM
11. 2026-10-28
    days on market $479,000 Active 283 DOM
12. 2026-10-27
    days on market $479,000 Active 282 DOM
13. 2026-10-26
    days on market $479,000 Active 281 DOM
14. 2026-10-25
    days on market $479,000 Active 280 DOM
15. 2026-10-24
    days on market $479,000 Active 279 DOM
16. 2026-10-23
    days on market $479,000 Active 278 DOM
17. 2026-10-22
    days on market $479,000 Active 277 DOM
18. 2026-10-21
    days on market $479,000 Active 276 DOM
19. 2026-10-20
    days on market $479,000 Active 275 DOM
20. 2026-10-19
    days on market $479,000 Active 274 DOM
21. 2026-10-18
    days on market $479,000 Active 273 DOM
22. 2026-10-17
    days on market $479,000 Active 272 DOM
23. 2026-10-16
    days on market $479,000 Active 271 DOM
24. 2026-10-15
    days on market $479,000 Active 270 DOM
25. 2026-10-14
    days on market $479,000 Active 269 DOM
26. 2026-10-13
    days on market $479,000 Active 268 DOM
27. 2026-10-12
    days on market $479,000 Active 267 DOM
28. 2026-10-11
    days on market $479,000 Active 266 DOM
29. 2026-10-10
    days on market $479,000 Active 265 DOM
30. 2026-10-09
    days on market $479,000 Active 264 DOM
31. 2026-10-08
    days on market $479,000 Active 263 DOM
32. 2026-10-07
    days on market $479,000 Active 262 DOM
33. 2026-10-06
    days on market $479,000 Active 261 DOM
34. 2026-10-05
    days on market $479,000 Active 260 DOM
35. 2026-10-04
    days on market $479,000 Active 259 DOM
36. 2026-10-04
    days on market $479,000 Active 258 DOM
37. 2026-10-02
    days on market $479,000 Active 257 DOM
38. 2026-10-01
    days on market $479,000 Active 256 DOM
39. 2026-09-30
    days on market $479,000 Active 255 DOM
40. 2026-09-29
    days on market $479,000 Active 254 DOM
41. 2026-09-28
    days on market $479,000 Active 253 DOM
42. 2026-09-27
    days on market $479,000 Active 252 DOM
43. 2026-09-26
    days on market $479,000 Active 251 DOM
44. 2026-09-25
    days on market $479,000 Active 250 DOM
45. 2026-09-24
    days on market $479,000 Active 249 DOM
46. 2026-09-23
    days on market $479,000 Active 248 DOM
47. 2026-09-21
    days on market $479,000 Active 246 DOM
48. 2026-09-20
    days on market $479,000 Active 245 DOM
49. 2026-09-19
    days on market $479,000 Active 244 DOM
50. 2026-09-19
    days on market $479,000 Active 243 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: $56,448
• − Mortgage interest: −$26,831
• − Property taxes: −$7,185
• − Insurance: −$2,395
• − Repairs & maintenance: −$4,516
• − Management: −$4,516
• − HOA: −$504
• − Depreciation: −$13,935
• Taxable loss: −$3,434
• Est. tax savings @ 24.0%: +$824
• After-tax cash flow: $5,191/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 ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Sam Houston El F TX #2,525/4,322 Nat'l #26,716/41,679 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

D Composite livability gradescore 58/100

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
• 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%
• 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

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