514 Los Palomos St · Weslaco, TX 78596

$270,000

3 bd · 2.0 ba · 1,964 sqft · SingleFamily public records · 200 Days on market

Built 2007 10,071 sqft lot $137/sqft · 15% below area Est $317k · 15% under $23/mo HOA · 1% of rent

---

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 +15.9/30.0
• ARV discount +14.2/15.0
• 1% rule +5.4/10.0
• DSCR +4.9/10.0
• 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

If security and space is what you are looking for then this 4 bedroom 2 1/2 bath home is the home for you. It is located in the beautiful Paseo Del Angel subdivision adjacent to Tierra Santa. As you enter the wooden double doors your eyes are drawn to the soaring ceiling in the dining area. It fills the home with elegance and natural light With almost 2000 sq ft of living space and living area, this home is the perfect setting for home gatherings and more. The back yard includes a patio perfect for grilling and gathering. This home has a new roof with extends the life of the home for many years to come. Weslaco is only 30. min from Harlingen or Mcallen, 1 hour away from the relaxing beaches of South Padre Island and only 10 min away from the fun and famous US border town Las Flores Progresso, MX. Please allow a 24 hour notice for all shwowings as this home is occupied. Must be prequalified and have a buyers representation agreement in place before requesting to see this property

Key facts

• Back yard patio
• Soaring ceiling
• New roof

Tags

• PASEO DEL ANGEL SUBDIVISION
• SOARING CEILING
• NEW ROOF
• BACK YARD PATIO
• 30 MIN FROM HARLINGEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: 708 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 $290 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 200 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $237,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 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. 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?
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 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: 1.04% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 8.0

CMA / ARV

• ARV (median comp): $317,139
• List price: $270,000
• Delta: -14.86%
• 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
711 Santa Elena St	0.09mi	3/2.0	2,015 (+3%)	11mo	$295,000	$146	83
3902 Tierra Escondida St	0.52mi	3/3.5	2,003 (+2%)	6mo	$360,500	$180	62
2501 S Louisiana Ave	0.70mi	3/3.0	1,940 (-1%)	5mo	$254,680	$131	57
1602 Helen Dr	0.65mi	3/3.0	1,862 (-5%)	2mo	$299,999	$161	55
3901 Tierra Escondida	0.49mi	3/3.5	2,083 (+6%)	7mo	$339,000	$163	55
3818 Tierra Escondida Dr	0.51mi	3/3.5	1,846 (-6%)	6mo	$345,000	$187	55
1405 Helen Dr	0.55mi	4/3.0 (+1)	1,990 (+1%)	11mo	$349,000	$175	54
1505 Helen Dr	0.58mi	4/3.0 (+1)	2,164 (+10%)	4mo	$376,490	$174	43
1510 Helen Dr	0.60mi	4/3.0 (+1)	1,814 (-8%)	9mo	$297,000	$164	43
1513 Helen Dr	0.59mi	4/3.0 (+1)	2,161 (+10%)	9mo	$389,000	$180	39
1401 Fairway Dr	0.66mi	4/3.0 (+1)	1,828 (-7%)	11mo	$299,900	$164	39
1421 Tierra Bella St	0.59mi	4/2.0 (+1)	1,700 (-13%)	7mo	$315,000	$185	39

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: 0.91×
• Total profit: $-6,710
• Equity at exit: $70,605

10-year hold

• IRR: 4.3%
• Equity multiple: 1.44×
• Total profit: $32,966
• Equity at exit: $78,875

Cash invested: $75,600 (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: 708
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$530 /mo · $6,355/yr
• Insurance: −$112
• HOA: −$23
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $131

Break-even live

Break-even rent $2,634

Max offer price $270,000

Occupancy floor 90%

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: $67,500
• Closing costs: $8,100
• 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	44d	1	0.52mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: security

Listing history 27 events

1. 2026-06-18
   days on market $270,000 Active 200 DOM
2. 2026-06-17
   days on market $270,000 Active 199 DOM
3. 2026-06-16
   days on market $270,000 Active 198 DOM
4. 2026-06-15
   days on market $270,000 Active 197 DOM
5. 2026-06-15
   days on market $270,000 Active 196 DOM
6. 2026-06-13
   days on market $270,000 Active 195 DOM
7. 2026-06-12
   days on market $270,000 Active 194 DOM
8. 2026-06-09
   days on market $270,000 Active 191 DOM
9. 2026-06-08
   days on market $270,000 Active 190 DOM
10. 2026-06-08
    days on market $270,000 Active 189 DOM
11. 2026-06-07
    days on market $270,000 Active 188 DOM
12. 2026-06-03
    days on market $270,000 Active 185 DOM
13. 2026-06-02
    days on market $270,000 Active 184 DOM
14. 2026-06-01
    days on market $270,000 Active 183 DOM
15. 2026-05-31
    days on market $270,000 Active 182 DOM
16. 2026-04-10
    price $270,000 995-char remark

    Show marketing remark (995 chars)

    If security and space is what you are looking for then this 4 bedroom 2 1/2 bath home is the home for you. It is located in the beautiful Paseo Del Angel subdivision adjacent to Tierra Santa. As you enter the wooden double doors your eyes are drawn to the soaring ceiling in the dining area. It fills the home with elegance and natural light With almost 2000 sq ft of living space and living area, this home is the perfect setting for home gatherings and more. The back yard includes a patio perfect for grilling and gathering. This home has a new roof with extends the life of the home for many years to come. Weslaco is only 30. min from Harlingen or Mcallen, 1 hour away from the relaxing beaches of South Padre Island and only 10 min away from the fun and famous US border town Las Flores Progresso, MX. Please allow a 24 hour notice for all shwowings as this home is occupied. Must be prequalified and have a buyers representation agreement in place before requesting to see this property

17. 2026-01-05
    price $275,000 995-char remark

    Show marketing remark (995 chars)

    If security and space is what you are looking for then this 4 bedroom 2 1/2 bath home is the home for you. It is located in the beautiful Paseo Del Angel subdivision adjacent to Tierra Santa. As you enter the wooden double doors your eyes are drawn to the soaring ceiling in the dining area. It fills the home with elegance and natural light With almost 2000 sq ft of living space and living area, this home is the perfect setting for home gatherings and more. The back yard includes a patio perfect for grilling and gathering. This home has a new roof with extends the life of the home for many years to come. Weslaco is only 30. min from Harlingen or Mcallen, 1 hour away from the relaxing beaches of South Padre Island and only 10 min away from the fun and famous US border town Las Flores Progresso, MX. Please allow a 24 hour notice for all shwowings as this home is occupied. Must be prequalified and have a buyers representation agreement in place before requesting to see this property

18. 2025-11-30
    listed $285,000 Active 995-char remark

    Show marketing remark (995 chars)

    If security and space is what you are looking for then this 4 bedroom 2 1/2 bath home is the home for you. It is located in the beautiful Paseo Del Angel subdivision adjacent to Tierra Santa. As you enter the wooden double doors your eyes are drawn to the soaring ceiling in the dining area. It fills the home with elegance and natural light With almost 2000 sq ft of living space and living area, this home is the perfect setting for home gatherings and more. The back yard includes a patio perfect for grilling and gathering. This home has a new roof with extends the life of the home for many years to come. Weslaco is only 30. min from Harlingen or Mcallen, 1 hour away from the relaxing beaches of South Padre Island and only 10 min away from the fun and famous US border town Las Flores Progresso, MX. Please allow a 24 hour notice for all shwowings as this home is occupied. Must be prequalified and have a buyers representation agreement in place before requesting to see this property

19. 2025-11-01
    listed $280,000 Active
20. 2025-07-15
    status Active
21. 2025-04-23
    price $285,000
22. 2024-09-08
    listed $295,000 Active
23. 2018-10-15
    soldstatus
24. 2018-10-12
    soldstatus Sold
25. 2018-09-06
    status Pending
26. 2018-04-20
    listed $179,900 Active
27. 2005-06-21
    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: $6,355 · $530/mo
• Projected year-2 tax: $6,355 · $530/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: −$15,124
• − Property taxes: −$6,355
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − HOA: −$276
• − Depreciation: −$7,855
• Taxable loss: −$2,736
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $2,228/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

+50.1% since first listed

12 events — show timeline

• 2026-04-10 Price Changed $270,000 MCALLENMLS
• 2026-01-05 Price Changed $275,000 MCALLENMLS
• 2025-11-30 Listed $285,000 MCALLENMLS
• 2025-11-01 Listed $280,000 MCALLENMLS
• 2025-07-15 Relisted — MCALLENMLS
• 2025-04-23 Price Changed $285,000 MCALLENMLS
• 2024-09-08 Listed $295,000 MCALLENMLS
• 2018-10-15 Sold (Public Records) — Public Records
• 2018-10-12 Sold (MLS) — MCALLENMLS
• 2018-09-06 Pending — MCALLENMLS
• 2018-04-20 Listed $179,900 MCALLENMLS
• 2005-06-21 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $6,355 · +0.8% YoY. Source: county tax records.