1514 Vida Dulce St · Weslaco, TX 78596

$285,000

3 bd · 2.0 ba · 1,881 sqft · SingleFamily public records · 282 Days on market

Built 2001 6,886 sqft lot $152/sqft · 11% below area Est $321k · 11% under $83/mo HOA · 3% of rent ↓ 10% 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 +12.6/15.0
• Cash flow +12.2/30.0
• 1% rule +4.8/10.0
• Appreciation +4.7/10.0
• 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

1514 Vida Dulce is a welcoming 3-bedroom, 2-bath home set in the heart of Tierra Santa Golf Club, Weslaco’s premier gated golf community. The residence offers nearly 1,900 square feet of comfortable living, featuring an open layout ideal for both everyday living and entertaining. Outside, a private yard and patio provide the perfect space to unwind after a round of golf or a swim at the community pool. 1514 Vida Dulce is more than just a home—it’s an entry into one of Weslaco’s most desirable lifestyle communities. Located within Tierra Santa Golf Club, residents enjoy access to an 18-hole championship golf course that attracts players from across the Rio Grande Valley. Beyond golf, the community features a clubhouse, on-site dining, a resort-style pool, and walking paths perfect for both relaxation and recreation. The neighborhood is known for its friendly atmosphere, offering organized social events, fitness opportunities, and a welcoming environment for families and retirees alike.

Key facts

• On-site dining
• Clubhouse
• Community pool

Tags

• PRIVATE YARD
• COMMUNITY POOL
• CLUBHOUSE
• ON-SITE DINING
• RESORT-STYLE POOL
• WALKING PATHS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-55 ($-662/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (1.8% below list).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 $305 of equity ($2k loan paydown + $-2k 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 282 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $250,800 (12.0% 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 282 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 8.5

CMA / ARV

• ARV (median comp): $321,479
• List price: $285,000
• Delta: -11.35%
• 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
1602 Helen Dr	0.34mi	3/3.0	1,862 (-1%)	2mo	$299,999	$161	77
3818 Tierra Escondida Dr	0.24mi	3/3.5	1,846 (-2%)	6mo	$345,000	$187	75
3902 Tierra Escondida St	0.21mi	3/3.5	2,003 (+6%)	6mo	$360,500	$180	69
3913 Santo Cielo St	0.34mi	3/2.5	1,829 (-3%)	12mo	$234,000	$128	67
1421 Tierra Bella St	0.14mi	4/2.0 (+1)	1,700 (-10%)	8mo	$315,000	$185	66
1510 Helen Dr	0.33mi	4/3.0 (+1)	1,814 (-4%)	9mo	$297,000	$164	62
1401 Fairway Dr	0.33mi	4/3.0 (+1)	1,828 (-3%)	11mo	$299,900	$164	62
3901 Tierra Escondida	0.22mi	3/3.5	2,083 (+11%)	7mo	$339,000	$163	60
1405 Helen Dr	0.33mi	4/3.0 (+1)	1,990 (+6%)	11mo	$349,000	$175	57
711 Santa Elena St	0.54mi	3/2.0	2,015 (+7%)	11mo	$295,000	$146	54
1513 Helen Dr	0.31mi	4/3.0 (+1)	2,161 (+15%)	9mo	$389,000	$180	44
3409 Emma Dr	0.49mi	3/2.5	1,607 (-15%)	10mo	$249,000	$155	42

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: -5.4%
• Equity multiple: 0.76×
• Total profit: $-19,359
• Equity at exit: $74,527

10-year hold

• IRR: 1.1%
• Equity multiple: 1.11×
• Total profit: $8,413
• Equity at exit: $83,257

Cash invested: $79,800 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$571 /mo · $6,850/yr
• Insurance: −$119
• HOA: −$83
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-55

Break-even live

Break-even rent $2,870

Max offer price $275,258

Occupancy floor 97%

Sensitivity live

Price	-10% $106	-5% $26	+0% $-55	+5% $-136	+10% $-216
Rent	-10% $-276	-5% $-166	+0% $-55	+5% $55	+10% $166
Rate	-1.0pp $88	-0.5pp $17	base $-55	+0.5pp $-129	+1.0pp $-204

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: $71,250
• Closing costs: $8,550
• 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	0.27mi

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: poolsecurity

Listing history 21 events

1. 2026-06-21
   days on market $285,000 Active 282 DOM
2. 2026-06-18
   days on market $285,000 Active 280 DOM
3. 2026-06-17
   days on market $285,000 Active 279 DOM
4. 2026-06-16
   days on market $285,000 Active 278 DOM
5. 2026-06-15
   days on market $285,000 Active 277 DOM
6. 2026-06-15
   days on market $285,000 Active 276 DOM
7. 2026-06-13
   days on market $285,000 Active 275 DOM
8. 2026-06-12
   days on market $285,000 Active 274 DOM
9. 2026-06-09
   days on market $285,000 Active 271 DOM
10. 2026-06-08
    days on market $285,000 Active 270 DOM
11. 2026-06-08
    days on market $285,000 Active 269 DOM
12. 2026-06-07
    days on market $285,000 Active 268 DOM
13. 2026-06-03
    days on market $285,000 Active 265 DOM
14. 2026-06-02
    days on market $285,000 Active 264 DOM
15. 2026-06-01
    days on market $285,000 Active 263 DOM
16. 2026-05-31
    days on market $285,000 Active 262 DOM
17. 2026-01-27
    price $285,000 1023-char remark

    Show marketing remark (1023 chars)

    1514 Vida Dulce is a welcoming 3-bedroom, 2-bath home set in the heart of Tierra Santa Golf Club, Weslaco’s premier gated golf community. The residence offers nearly 1,900 square feet of comfortable living, featuring an open layout ideal for both everyday living and entertaining. Outside, a private yard and patio provide the perfect space to unwind after a round of golf or a swim at the community pool. 1514 Vida Dulce is more than just a home—it’s an entry into one of Weslaco’s most desirable lifestyle communities. Located within Tierra Santa Golf Club, residents enjoy access to an 18-hole championship golf course that attracts players from across the Rio Grande Valley. Beyond golf, the community features a clubhouse, on-site dining, a resort-style pool, and walking paths perfect for both relaxation and recreation. The neighborhood is known for its friendly atmosphere, offering organized social events, fitness opportunities, and a welcoming environment for families and retirees alike.

18. 2025-09-10
    listed $315,000 Active 1023-char remark

    Show marketing remark (1023 chars)

    1514 Vida Dulce is a welcoming 3-bedroom, 2-bath home set in the heart of Tierra Santa Golf Club, Weslaco’s premier gated golf community. The residence offers nearly 1,900 square feet of comfortable living, featuring an open layout ideal for both everyday living and entertaining. Outside, a private yard and patio provide the perfect space to unwind after a round of golf or a swim at the community pool. 1514 Vida Dulce is more than just a home—it’s an entry into one of Weslaco’s most desirable lifestyle communities. Located within Tierra Santa Golf Club, residents enjoy access to an 18-hole championship golf course that attracts players from across the Rio Grande Valley. Beyond golf, the community features a clubhouse, on-site dining, a resort-style pool, and walking paths perfect for both relaxation and recreation. The neighborhood is known for its friendly atmosphere, offering organized social events, fitness opportunities, and a welcoming environment for families and retirees alike.

19. 2013-10-28
    soldstatus
20. 2002-01-08
    soldstatus
21. 2001-01-29
    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: $6,850 · $571/mo
• Projected year-2 tax: $6,850 · $571/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 1/10 Low FEMA zone X (shaded) · 0% 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: −$15,964
• − Property taxes: −$6,850
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − HOA: −$996
• − Depreciation: −$8,291
• Taxable loss: −$5,302
• Est. tax savings @ 24.0%: +$1,273
• After-tax cash flow: $611/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

-9.5% since first listed

5 events — show timeline

• 2026-01-27 Price Changed $285,000 MCALLENMLS
• 2025-09-10 Listed $315,000 MCALLENMLS
• 2013-10-28 Sold (Public Records) — Public Records
• 2002-01-08 Sold (Public Records) — Public Records
• 2001-01-29 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $6,850 · +10.2% YoY. Source: county tax records.