605 Juan Seguin St · Weslaco, TX 78597

$299,900

4 bd · 2.5 ba · 1,750 sqft · SingleFamily · 22 Days on market

Built 2024 8,880 sqft lot Est $292k · at est. ↓ 2% 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).

• Cash flow +13.4/30.0
• ARV discount +6.3/15.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful New Construction home located in Weslaco TX!! Home offers 4 bedrooms, 2.5 bathrooms, 2 car garage, tile flooring, high decorative ceilings, walk-in closets, a custom built kitchen and a court yard that also has a backyard. This home has a unique lay out with a double sided garage.

Key facts

• Custom built kitchen
• Double sided garage
• 8,880 sq ft lot

Tags

• CUSTOM BUILT KITCHEN
• DOUBLE SIDED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $4 ($47/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 $263k (12.4% below list).
• Recommended offer: $263k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Rodolfo Rudy Silva Jr El (math 2% / reading 12%, grade F, #4,307 of 4,322 statewide, top 100%, 600 students, 85% FRL); Beatriz G Garza Middle (math 26% / reading 37%, grade F, #997 of 1,662 statewide, top 61%, 958 students, 76% FRL); Weslaco H S (math 25% / reading 33%, grade F, #1,147 of 1,632 statewide, top 71%, 2,553 students, 73% FRL) — zoned schools average 78% FRL vs 59% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 524 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $2,628/mo this rent would consume 46% of the median local household income ($68k/yr) (locally 96% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 22 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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

• 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 $262,848 (12.4% 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. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $292,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 Truvia Ln	0.55mi	4/2.0	1,805 (+3%)	1mo	$284,000	$157	66
509 Brighton Dr	0.31mi	3/2.5 (-1)	1,654 (-6%)	8mo	$289,450	$175	65
2711 Stevia Dr	0.56mi	4/2.0	1,710 (-2%)	7mo	$235,000	$137	62
3226 El Paso Dr	0.41mi	3/2.5 (-1)	1,859 (+6%)	6mo	$295,000	$159	60
2603 Stevia Dr	0.59mi	3/2.0 (-1)	1,705 (-3%)	8mo	$265,000	$155	54
2516 Stevia Dr	0.59mi	3/2.0 (-1)	1,638 (-6%)	2mo	$255,900	$156	53
202 Austin St	0.27mi	3/2.0 (-1)	1,531 (-12%)	9mo	$255,000	$167	52
2620 Stevia Dr	0.55mi	3/2.0 (-1)	1,627 (-7%)	7mo	$248,000	$152	50
2105 Zinnia St	0.60mi	3/2.0 (-1)	1,604 (-8%)	2mo	$272,500	$170	49
2312 Zinnia St	0.61mi	3/3.5 (-1)	1,597 (-9%)	4mo	$275,000	$172	44
2316 Zinnia St	0.61mi	3/2.5 (-1)	1,934 (+10%)	6mo	$339,900	$176	44
2201 Cardinal St	0.62mi	3/2.0 (-1)	1,509 (-14%)	4mo	$256,500	$170	38

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-48,305
• Equity at exit: $44,716

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-41,577
• Equity at exit: $25,930

Cash invested: $83,972 (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 78597

• Home prices YoY: -13.5%
• Active inventory: 524
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,628 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $4

Break-even live

Break-even rent $2,623

Max offer price $299,900

Occupancy floor 95%

Sensitivity live

Price	-10% $211	-5% $108	+0% $4	+5% $-100	+10% $-203
Rent	-10% $-204	-5% $-100	+0% $4	+5% $108	+10% $212
Rate	-1.0pp $155	-0.5pp $80	base $4	+0.5pp $-74	+1.0pp $-153

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2025-01-30
   status Pending
2. 2025-01-23
   historical Option
3. 2025-01-06
   listed $299,900 Active
4. 2024-12-02
   listed $290,000 Active
5. 2024-10-25
   listed $299,900 Active
6. 2024-10-10
   price $299,900
7. 2024-07-31
   listed $305,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $31,542
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,523
• − Management: −$2,523
• − Depreciation: −$8,724
• Taxable loss: −$5,026
• Est. tax savings @ 24.0%: +$1,206
• After-tax cash flow: $1,254/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
• County: Cameron County · 310,734 people
• Metro: Brownsville-Harlingen, TX
• Population (ZIP): 2,935
• Household income: $68,421
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 96.0

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 White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 15% Two or more races 7% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 5% Lithuanian 4% German 2%
• Foreign-born: 13% · Canada
• Languages at home: 88% English-only · Spanish 11% Other Indo-European 1%

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: ▼ -66.59%
• Current HPI: 425.29
• Rent YoY: —
• Metro: Brownsville-Harlingen, TX
• 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

-1.7% since first listed

7 events — show timeline

• 2025-01-30 Pending — MCALLENMLS
• 2025-01-23 Contingent — MCALLENMLS
• 2025-01-06 Listed $299,900 MCALLENMLS
• 2024-12-02 Listed $290,000 MCALLENMLS
• 2024-10-25 Listed $299,900 MCALLENMLS
• 2024-10-10 Price Changed $299,900 MCALLENMLS
• 2024-07-31 Listed $305,000 MCALLENMLS