1806 W Abilene Dr · Weslaco, TX 78599

$117,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 302 Days on market

Built 2003 6,010 sqft lot $108/sqft · 26% below area Est $157k · 26% under ↓ 13% since listing

---

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 +14.4/30.0
• 1% rule +4.4/10.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.3/10.0

Listing remarks MLS

Investors next project! 3 bedroom, 1 bath home with a possible studio apartment located on the property. This cozy home would be perfect for older individuals needing the accommodations for safe living. Property has a large driveway for plenty of visitors to park their car. Also has a workshop next to it that may be converted to a studio apartment. Come see this unique property with before its off the market!!

Key facts

• Large driveway
• Workshop
• 6,010 sq ft lot

Tags

• LARGE DRIVEWAY
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $24 ($291/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 $110k (5.9% below list).
• Recommended offer: $103k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: 231 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $809 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• 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 302 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.94% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 8.9

CMA / ARV

• ARV (median comp): $157,416
• List price: $117,000
• Delta: -25.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2020 W Adelita St	0.36mi	3/2.0 (+1)	1,092 (+1%)	2mo	$175,000	$160	71
1913 W Adelita St	0.37mi	3/2.0 (+1)	1,092 (+1%)	20mo	$159,999	$147	55
2603 North Ln	0.54mi	3/1.0 (+1)	930 (-14%)	3mo	$164,999	$177	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-17,376
• Equity at exit: $17,445

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-12,983
• Equity at exit: $10,116

Cash invested: $32,760 (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 78599

• Home prices YoY: -3.7%
• Active inventory: 231
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$614
• Tax from tax record: −$183 /mo · $2,201/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $24

Break-even live

Break-even rent $1,071

Max offer price $117,000

Occupancy floor 93%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1721 Harrison St Weslaco, TX	2.0	2.0	1005	$1,025	$1.02	43d	1	0.12mi
2013 Canyon Dr Unit 4 Weslaco, TX	3.0	2.0	1111	$1,200	$1.08	23d	1	0.17mi
2103 Taft St Unit 4 Weslaco, TX	3.0	2.0	1111	$1,095	$0.99	43d	1	0.33mi
1430 Mile 6 1/2 W Unit 6 1/2 Weslaco, TX	2.0	2.0	850	$877	$1.03	43d	1	0.44mi
1006 Lilia Dr Weslaco, TX	1.0	1.0	720	$650	$0.90	43d	1	0.53mi
700 Oriole Rd #2 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	43d	1	0.71mi
2604 Woodpecker Rd Unit 2 Weslaco, TX	2.0	2.0	1068	$1,200	$1.12	14d	1	0.71mi
2605 Woodpecker Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,300	$1.10	23d	1	0.72mi
2609 Woodpecker Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	23d	1	0.72mi
2705 Woodpecker Rd Unit 2 Weslaco, TX	2.0	2.0	1020	$1,200	$1.18	23d	1	0.77mi
3600 N Westgate Dr Weslaco, TX	1.0–2.0	1.0–2.0	819	$1,199	$1.46	23d	5	0.77mi
2608 Mockingbird Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,380	$1.17	21d	1	0.80mi
2613 Mockingbird Rd Unit D Weslaco, TX	2.0	2.0	973	$1,200	$1.23	43d	1	0.83mi
503 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1000	$1,300	$1.30	21d	1	0.90mi
412 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	23d	1	0.91mi
408 Sparrow Rd #4 Weslaco, TX	3.0	2.0	1185	$1,400	$1.18	14d	1	0.92mi
3707 Las Vistas Ln Apt 1 Weslaco, TX	2.0	2.0	987	$1,025	$1.04	43d	1	0.99mi
3814 Bella Costa Dr Unit 3 Weslaco, TX	2.0	2.0	987	$1,025	$1.04	43d	1	0.99mi
222 S Westgate Dr Weslaco, TX	1.0	1.0	700	$680	$0.97	44d	1	1.16mi
222 S Westgate Dr Apt 6 Weslaco, TX	1.0	1.0	700	$680	$0.97	43d	1	1.16mi
3086 Briggs Rd Unit B Midway South, TX	2.0	3.0	1050	$1,300	$1.24	23d	1	1.25mi
3707 U.S. 83 Business Unit 442 Donna, TX	3.0	2.0	960	$799	$0.83	43d	1	1.26mi
3707 U.S. 83 Business Unit 431 Donna, TX	3.0	2.0	960	$799	$0.83	23d	1	1.26mi
3707 U.S. 83 Business Unit 333 Donna, TX	3.0	2.0	960	$899	$0.94	43d	1	1.26mi
309 E Mesquite St Weslaco, TX	3.0	2.0	1100	$1,400	$1.27	43d	1	1.35mi
607 E Washington St Weslaco, TX	3.0	2.0	1000	$900	$0.90	43d	1	1.48mi
617 E Washington St Unit 4 Weslaco, TX	3.0	2.0	1000	$900	$0.90	43d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $117,000 Active 302 DOM
2. 2026-06-17
   days on market $117,000 Active 301 DOM
3. 2026-06-16
   days on market $117,000 Active 300 DOM
4. 2026-06-15
   days on market $117,000 Active 299 DOM
5. 2026-06-15
   days on market $117,000 Active 298 DOM
6. 2026-06-13
   days on market $117,000 Active 297 DOM
7. 2026-06-12
   days on market $117,000 Active 296 DOM
8. 2026-06-09
   days on market $117,000 Active 293 DOM
9. 2026-06-08
   days on market $117,000 Active 292 DOM
10. 2026-06-08
    days on market $117,000 Active 291 DOM
11. 2026-06-07
    days on market $117,000 Active 290 DOM
12. 2026-06-03
    days on market $117,000 Active 287 DOM
13. 2026-06-02
    days on market $117,000 Active 286 DOM
14. 2026-06-01
    days on market $117,000 Active 285 DOM
15. 2026-05-31
    days on market $117,000 Active 284 DOM
16. 2026-02-20
    price $117,000 413-char remark

    Show marketing remark (413 chars)

    Investors next project! 3 bedroom, 1 bath home with a possible studio apartment located on the property. This cozy home would be perfect for older individuals needing the accommodations for safe living. Property has a large driveway for plenty of visitors to park their car. Also has a workshop next to it that may be converted to a studio apartment. Come see this unique property with before its off the market!!

17. 2025-12-23
    price $127,500 413-char remark

    Show marketing remark (413 chars)

    Investors next project! 3 bedroom, 1 bath home with a possible studio apartment located on the property. This cozy home would be perfect for older individuals needing the accommodations for safe living. Property has a large driveway for plenty of visitors to park their car. Also has a workshop next to it that may be converted to a studio apartment. Come see this unique property with before its off the market!!

18. 2025-10-06
    price $130,000 413-char remark

    Show marketing remark (413 chars)

    Investors next project! 3 bedroom, 1 bath home with a possible studio apartment located on the property. This cozy home would be perfect for older individuals needing the accommodations for safe living. Property has a large driveway for plenty of visitors to park their car. Also has a workshop next to it that may be converted to a studio apartment. Come see this unique property with before its off the market!!

19. 2025-08-17
    listed $135,000 Active 413-char remark

    Show marketing remark (413 chars)

    Investors next project! 3 bedroom, 1 bath home with a possible studio apartment located on the property. This cozy home would be perfect for older individuals needing the accommodations for safe living. Property has a large driveway for plenty of visitors to park their car. Also has a workshop next to it that may be converted to a studio apartment. Come see this unique property with before its off the market!!

ⓘ 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: $2,201 · $183/mo
• Projected year-2 tax: $2,201 · $183/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $13,215
• − Mortgage interest: −$6,554
• − Property taxes: −$2,201
• − Insurance: −$585
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$3,404
• Taxable loss: −$1,643
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $685/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): 35,400

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 42% White 2%
• Hispanic origin (detail): Mexican 90%
• Foreign-born: 20% · Canada
• Languages at home: 19% English-only · Spanish 80%

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: ▼ -9.47%
• Current HPI: 243.5537
• 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

-13.3% since first listed

4 events — show timeline

• 2026-02-20 Price Changed $117,000 MCALLENMLS
• 2025-12-23 Price Changed $127,500 MCALLENMLS
• 2025-10-06 Price Changed $130,000 MCALLENMLS
• 2025-08-17 Listed $135,000 MCALLENMLS

Property tax history

+3.4%/yr

Latest (2025): $2,201 · +9.8% YoY. Source: county tax records.