871 S Quail Hollow Dr · Weslaco, TX 78596

$250,000

3 bd · 2.0 ba · 2,038 sqft · SingleFamily public records · 22 Days on market

Built 2002 0.25 ac lot $123/sqft · at area comps Est $259k · at est. ↓ 4% 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 +20.3/30.0
• ARV discount +9.1/15.0
• DSCR +6.4/10.0
• 1% rule +6.2/10.0
• Appreciation +4.7/10.0
• 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

Move-In Ready Home on Large Lot in Safe, Family-Friendly Neighborhood Perfectly suited for family living, this home is nestled in a welcoming neighborhood. Minutes away from Memorial Elementary, Central Middle School and Weslaco High School, you will have easy access to schools for all ages making morning routines simple and stress free. Harlon Block Sports Complex is walking distance and is the start to the valley’s 16 mile hike and bike trail. With Starbucks and Neighborhood Walmart around the corner, everything your family needs is just minutes away, creating a convenient, connected place to call home.

Key facts

• Convenient location
• Nearby dining
• Oversized backyard

Tags

• OVERSIZED BACKYARD
• CONVENIENT LOCATION
• NEARBY SHOPPING
• NEARBY DINING
• NEARBY ESSENTIALS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Market conditions: 710 active listings in the ZIP; 1 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 $268 of equity ($2k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $246,250 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 7.4

CMA / ARV

• ARV (median comp): $258,929
• List price: $250,000
• Delta: 1.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 S Louisiana Ave	0.44mi	3/3.0	1,940 (-5%)	5mo	$254,680	$131	63
707 W 17th St	0.25mi	4/3.0 (+1)	1,841 (-10%)	8mo	$299,100	$162	57
838 Quail Hollow Dr	0.17mi	3/2.5	1,734 (-15%)	12mo	$218,000	$126	56
806 17th St	0.28mi	4/2.5 (+1)	1,835 (-10%)	15mo	$320,000	$174	50
2432 Flushing Mdws	0.33mi	4/2.0 (+1)	1,781 (-13%)	11mo	$250,000	$140	50
810 W 17th St W	0.28mi	3/2.5	1,820 (-11%)	22mo	$315,000	$173	48
618 W 17th St	0.27mi	3/2.5	1,739 (-15%)	17mo	$278,000	$160	47
1706 S Misty Ln	0.31mi	3/2.0	1,740 (-15%)	18mo	$259,000	$149	46

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: 2.0%
• Equity multiple: 1.09×
• Total profit: $6,497
• Equity at exit: $65,375

10-year hold

• IRR: 8.1%
• Equity multiple: 1.83×
• Total profit: $57,905
• Equity at exit: $73,032

Cash invested: $70,000 (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: 710
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$476 /mo · $5,708/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $321

Break-even live

Break-even rent $2,394

Max offer price $250,000

Occupancy floor 84%

Sensitivity live

Price	-10% $463	-5% $392	+0% $321	+5% $250	+10% $180
Rent	-10% $100	-5% $211	+0% $321	+5% $432	+10% $542
Rate	-1.0pp $447	-0.5pp $385	base $321	+0.5pp $256	+1.0pp $190

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3818 Tierra Escondida Weslaco, TX	3.0	3.5	1846	$2,800	$1.52	45d	1	1.22mi

Listing history 22 events

1. 2026-06-21
   days on market $250,000 Active 22 DOM
2. 2026-06-18
   days on market $250,000 Active 20 DOM
3. 2026-06-17
   days on market $250,000 Active 19 DOM
4. 2026-06-16
   days on market $250,000 Active 18 DOM
5. 2026-06-15
   days on market $250,000 Active 17 DOM
6. 2026-06-15
   days on market $250,000 Active 16 DOM
7. 2026-06-13
   days on market $250,000 Active 15 DOM
8. 2026-06-12
   days on market $250,000 Active 14 DOM
9. 2026-06-09
   days on market $250,000 Active 11 DOM
10. 2026-06-08
    days on market $250,000 Active 10 DOM
11. 2026-06-08
    days on market $250,000 Active 9 DOM
12. 2026-06-07
    days on market $250,000 Active 8 DOM
13. 2026-06-03
    days on market $250,000 Active 5 DOM
14. 2026-06-02
    days on market $250,000 Active 4 DOM
15. 2026-06-01
    days on market $250,000 Active 3 DOM
16. 2026-05-31
    days on market $250,000 Active 2 DOM
17. 2026-03-27
    price $264,000 621-char remark

    Show marketing remark (621 chars)

    Move-In Ready Home on Large Lot in Safe, Family-Friendly Neighborhood Perfectly suited for family living, this home is nestled in a welcoming neighborhood. Minutes away from Memorial Elementary, Central Middle School and Weslaco High School, you will have easy access to schools for all ages making morning routines simple and stress free. Harlon Block Sports Complex is walking distance and is the start to the valley’s 16 mile hike and bike trail. With Starbucks and Neighborhood Walmart around the corner, everything your family needs is just minutes away, creating a convenient, connected place to call home.

18. 2026-03-27
    price $264,000

    Show marketing remark (621 chars)

    Move-In Ready Home on Large Lot in Safe, Family-Friendly Neighborhood Perfectly suited for family living, this home is nestled in a welcoming neighborhood. Minutes away from Memorial Elementary, Central Middle School and Weslaco High School, you will have easy access to schools for all ages making morning routines simple and stress free. Harlon Block Sports Complex is walking distance and is the start to the valley’s 16 mile hike and bike trail. With Starbucks and Neighborhood Walmart around the corner, everything your family needs is just minutes away, creating a convenient, connected place to call home.

19. 2026-02-18
    listed $274,900 Active 621-char remark

    Show marketing remark (621 chars)

    Move-In Ready Home on Large Lot in Safe, Family-Friendly Neighborhood Perfectly suited for family living, this home is nestled in a welcoming neighborhood. Minutes away from Memorial Elementary, Central Middle School and Weslaco High School, you will have easy access to schools for all ages making morning routines simple and stress free. Harlon Block Sports Complex is walking distance and is the start to the valley’s 16 mile hike and bike trail. With Starbucks and Neighborhood Walmart around the corner, everything your family needs is just minutes away, creating a convenient, connected place to call home.

20. 2015-09-08
    soldstatus
21. 2010-08-02
    soldstatus
22. 1999-08-27
    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: $5,708 · $476/mo
• Projected year-2 tax: $5,708 · $476/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) · 70% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $33,600
• − Mortgage interest: −$14,004
• − Property taxes: −$5,708
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$7,273
• Taxable loss: −$11
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $3,856/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

-4.0% since first listed

6 events — show timeline

• 2026-03-27 Price Changed $264,000 MCALLENMLS
• 2026-03-27 Price Changed $264,000 RGVMLS
• 2026-02-18 Listed $274,900 MCALLENMLS
• 2015-09-08 Sold (Public Records) — Public Records
• 2010-08-02 Sold (Public Records) — Public Records
• 1999-08-27 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $5,708 · +9.8% YoY. Source: county tax records.