1508 Tierra Dr · Weslaco, TX 78596

$125,000

2 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 66 Days on market

Built 1980 0.46 ac lot $102/sqft · 37% below area Est $199k · 37% under ↓ 34% 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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Appreciation +4.7/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Charming 3-Bedroom Home with Bonus Efficiency Unit and Spacious Backyard. This 3-bedroom, 2-bath home offers 1,224 sq ft of living space on a solid concrete slab foundation. The interior features an open-concept layout with tile flooring throughout, decorative ceilings, and ceiling fans for added comfort. Situated on approximately 0.46 acres, the property features a large backyard enclosed by a brand-new wood fence, providing privacy and plenty of space for outdoor enjoyment. A detached efficiency unit adds extra value, offering 1 bedroom, 1 bathroom, a living area, and a kitchen. While the efficiency requires some TLC, it presents a great opportunity for guest accommodations, extended family, or potential rental income. Located in a quiet neighborhood with convenient access to the expressway, schools, shopping, and local businesses, this home combines comfort and accessibility. A solid property with great potential—schedule your showing today!

Key facts

• Decorative ceilings
• Spacious backyard
• Ceiling fans

Tags

• SPACIOUS BACKYARD
• OPEN-CONCEPT LAYOUT
• TILE FLOORING
• DECORATIVE CEILINGS
• CEILING FANS
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (4.6% below list).
• Recommended offer: $97k (22.5% below list) — sets the bar for cash-flow.

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: 711 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $134 of equity ($864 loan paydown + $-730 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 66 days — a 6% lower offer ($118k) 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

• Watch-outs: property tax is 3.9% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,905 (22.5% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.82%
• DSCR: 0.74
• GRM: 8.7

CMA / ARV

• ARV (median comp): $199,008
• List price: $125,000
• Delta: -37.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3523 Sawgrass St	0.46mi	3/2.0 (+1)	1,333 (+9%)	2mo	$207,000	$155	53
2409 Via Roma Ln	0.73mi	3/2.0 (+1)	1,200 (-2%)	1mo	$189,975	$158	53
2293 Victoriano St	0.68mi	3/2.0 (+1)	1,196 (-2%)	3mo	$189,000	$158	53
3506 Emma Dr	0.23mi	3/2.0 (+1)	1,402 (+14%)	6mo	$218,000	$155	51
2447 Verona St	0.61mi	3/2.0 (+1)	1,160 (-5%)	5mo	$193,500	$167	49
2482 Verona	0.67mi	3/2.0 (+1)	1,288 (+5%)	3mo	$190,000	$148	48
1920 Via Roma St	0.67mi	3/2.0 (+1)	1,162 (-5%)	4mo	$185,000	$159	48
3527 Sawgrass St	0.46mi	3/2.0 (+1)	1,370 (+12%)	3mo	$214,900	$157	47
3503 Emma Dr	0.32mi	3/2.0 (+1)	1,400 (+14%)	8mo	$225,500	$161	46
2549 Tuscany Rd	0.57mi	3/2.0 (+1)	1,080 (-12%)	3mo	$175,999	$163	42
2345 Verona St	0.66mi	3/2.0 (+1)	1,080 (-12%)	4mo	$159,900	$148	38
2417 Via Roma	0.73mi	3/2.0 (+1)	1,370 (+12%)	2mo	$225,000	$164	35

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: -14.1%
• Equity multiple: 0.37×
• Total profit: $-21,876
• Equity at exit: $32,687

10-year hold

• IRR: -7.3%
• Equity multiple: 0.29×
• Total profit: $-24,891
• Equity at exit: $36,516

Cash invested: $35,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,192 high
• Mortgage (P&I): −$656
• Tax from tax record: −$404 /mo · $4,845/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-236

Break-even live

Break-even rent $1,491

Max offer price $96,905

Occupancy floor —

Sensitivity live

Price	-10% $-165	-5% $-201	+0% $-236	+5% $-271	+10% $-307
Rent	-10% $-330	-5% $-283	+0% $-236	+5% $-189	+10% $-142
Rate	-1.0pp $-173	-0.5pp $-204	base $-236	+0.5pp $-269	+1.0pp $-301

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Columbia St Unit D Weslaco, TX	2.0	2.0	1000	$1,050	$1.05	16d	1	1.12mi
103 Audrey Dr Weslaco, TX	2.0	1.0	865	$750	$0.87	46d	1	1.13mi
2816 Brown St Unit B Weslaco, TX	2.0	2.0	1000	$950	$0.95	45d	1	1.14mi
220 E 18th St Unit 2 Weslaco, TX	2.0	1.0	770	$770	$1.00	45d	1	1.32mi
1409 San Vicente Weslaco, TX	3.0	2.0	1150	$1,250	$1.09	46d	1	1.44mi
1409 Beverly Ave Unit 1 Weslaco, TX	2.0	2.0	986	$1,050	$1.06	45d	1	1.47mi
1319 San Vicente Unit 1 Weslaco, TX	3.0	2.0	1100	$1,350	$1.23	25d	1	1.49mi
2211 Tomatillo Dr Weslaco, TX	3.0	2.0	1361	$2,200	$1.62	25d	1	1.49mi
1322 Beverly Ave Unit 3 Weslaco, TX	3.0	2.0	1050	$1,350	$1.29	25d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $125,000 Active 66 DOM
2. 2026-06-21
   days on market $125,000 Active 65 DOM
3. 2026-06-18
   days on market $125,000 Active 63 DOM
4. 2026-06-17
   days on market $125,000 Active 62 DOM
5. 2026-06-16
   days on market $125,000 Active 61 DOM
6. 2026-06-15
   days on market $125,000 Active 60 DOM
7. 2026-06-15
   days on market $125,000 Active 59 DOM
8. 2026-06-13
   days on market $125,000 Active 58 DOM
9. 2026-06-12
   days on market $125,000 Active 57 DOM
10. 2026-06-09
    days on market $125,000 Active 54 DOM
11. 2026-06-08
    days on market $125,000 Active 53 DOM
12. 2026-06-08
    days on market $125,000 Active 52 DOM
13. 2026-06-07
    days on market $125,000 Active 51 DOM
14. 2026-06-03
    days on market $125,000 Active 48 DOM
15. 2026-06-02
    days on market $125,000 Active 47 DOM
16. 2026-06-01
    days on market $125,000 Active 46 DOM
17. 2026-05-31
    days on market $125,000 Active 45 DOM
18. 2026-04-16
    listed $125,000 Active 964-char remark

    Show marketing remark (964 chars)

    Charming 3-Bedroom Home with Bonus Efficiency Unit and Spacious Backyard. This 3-bedroom, 2-bath home offers 1,224 sq ft of living space on a solid concrete slab foundation. The interior features an open-concept layout with tile flooring throughout, decorative ceilings, and ceiling fans for added comfort. Situated on approximately 0.46 acres, the property features a large backyard enclosed by a brand-new wood fence, providing privacy and plenty of space for outdoor enjoyment. A detached efficiency unit adds extra value, offering 1 bedroom, 1 bathroom, a living area, and a kitchen. While the efficiency requires some TLC, it presents a great opportunity for guest accommodations, extended family, or potential rental income. Located in a quiet neighborhood with convenient access to the expressway, schools, shopping, and local businesses, this home combines comfort and accessibility. A solid property with great potential—schedule your showing today!

19. 2025-09-29
    listed $189,000 Active
20. 2025-09-18
    soldstatus
21. 1994-06-09
    soldstatus

ⓘ 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: $4,845 · $404/mo
• Projected year-2 tax: $4,845 · $404/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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $14,304
• − Mortgage interest: −$7,002
• − Property taxes: −$4,845
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$3,636
• Taxable loss: −$4,890
• Est. tax savings @ 24.0%: +$1,174
• After-tax cash flow: $-1,660/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

-33.9% since first listed

4 events — show timeline

• 2026-04-16 Listed $125,000 MCALLENMLS
• 2025-09-29 Listed $189,000 MCALLENMLS
• 2025-09-18 Sold (Public Records) — Public Records
• 1994-06-09 Sold (Public Records) — Public Records

Property tax history

+11.9%/yr

Latest (2025): $4,845 · +19.8% YoY. Source: county tax records.