700 Oriole Rd · Weslaco, TX 78596

$469,999

None bd · None ba · 4,080 sqft · MultiFamily · 413 Days on market

Built 2024 Excellent condition 9,360 sqft lot $115/sqft · at area comps Est $480k · at est. $50/mo HOA · 4% of rent ↓ 4% since listing

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Why this score? — see what drove the F 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 +8.5/15.0
• Condition / age +5.0/5.0
• Appreciation +4.7/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit).

Listing remarks MLS

New construction investment opportunity in Weslaco’s newest gated community Pike Terrace. Ideally positioned on the hard corner of Pike Rd and Milano Rd, this property offers great visibility and convenience near entertainment, dining, and shopping. The fourplex will feature two buildings with a mix of spacious one-, two-, and three-bedroom units designed for modern living. With its stunning mid-century modern aesthetic, each unit showcases thoughtfully selected finishes including sleek cabinetry, quartz countertops, tile flooring, and a well-planned layout. A standout opportunity for investors seeking style, functionality, and location in one dynamic package.

Key facts

• Gated community
• Quartz countertops
• New construction

Tags

• NEW CONSTRUCTION
• GATED COMMUNITY
• MID-CENTURY MODERN AESTHETIC
• THOUGHTFULLY SELECTED FINISHES
• SLEEK CABINETRY
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a multifamily listed at $470k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-28k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (71.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (73.4% below list).
• Recommended offer: $125k (73.4% below list) — sets the bar for 1% rule.
• Cap rate 0.4% vs local median 4.0% in Weslaco — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Sam Houston El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 745 students, 87% FRL); Central Middle (math 33% / reading 40%, grade F, #786 of 1,662 statewide, top 48%, 974 students, 70% 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 77% FRL vs 59% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 919 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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

• In year one you build about $503 of equity ($3k loan paydown + $-3k 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 413 days — a 12% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $50k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $125,000 (73.4% 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 413 days. Have you received any prior offers? Is the seller open to a 73% 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.27% ✗
• Cap rate: 0.39%
• Cash-on-cash: -21.07%
• DSCR: 0.06
• GRM: 31.3

CMA / ARV

• ARV (median comp): $480,361
• List price: $469,999
• Delta: -2.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Sparrow Rd	0.13mi	—/—	4,080 (0%)	2mo	$489,000	$120	92
2705 Woodpecker Rd	0.11mi	—/—	4,080 (0%)	13mo	$535,000	$131	84
2701 Woodpecker Rd	0.13mi	—/—	4,080 (0%)	13mo	$535,000	$131	83
513 Sparrow Rd	0.35mi	—/—	4,080 (0%)	8mo	$485,000	$119	77
605 Sparrow Rd	0.33mi	—/—	4,080 (0%)	9mo	$485,000	$119	77
604 Dominion Dr	0.26mi	—/—	3,802 (-7%)	4mo	$479,000	$126	73
705 Sparrow Rd	0.36mi	—/—	4,080 (0%)	12mo	$495,000	$121	73
2909 Charlie Rd	0.26mi	—/—	3,802 (-7%)	6mo	$479,000	$126	72
2900 Delta Rd	0.27mi	—/—	3,726 (-9%)	4mo	$479,000	$129	69
801 Sparrow Rd	0.36mi	—/—	4,080 (0%)	18mo	$510,000	$125	68
2612 Mockingbird Rd	0.09mi	—/—	4,502 (+10%)	13mo	$499,000	$111	68
2508 Mockingbird Rd	0.13mi	—/—	4,426 (+8%)	18mo	$545,000	$123	65

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: -30.9%
• Equity multiple: -0.32×
• Total profit: $-173,615
• Equity at exit: $122,904

10-year hold

• IRR: -24.6%
• Equity multiple: -1.23×
• Total profit: $-292,848
• Equity at exit: $137,301

Cash invested: $131,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 30 active · 2 under contract
• Months of supply: 45.0 mo (2%/mo absorbed)
• Median asking: $479,000 ($112/sqft)
• Median days on market: 86 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +4.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78596

• Home prices YoY: -0.2%
• Active inventory: 919
• Price-to-rent: 31.3×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$2,465
• Tax est. 1.5%: −$587 /mo · $7,050/yr
• Insurance: −$196
• HOA: −$50
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-2,311

Break-even live

Break-even rent $4,175

Max offer price $135,658

Occupancy floor —

Sensitivity live

Price	-10% $-1,986	-5% $-2,148	+0% $-2,311	+5% $-2,473	+10% $-2,635
Rent	-10% $-2,409	-5% $-2,360	+0% $-2,311	+5% $-2,261	+10% $-2,212
Rate	-1.0pp $-2,074	-0.5pp $-2,191	base $-2,311	+0.5pp $-2,432	+1.0pp $-2,556

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: $117,500
• Closing costs: $14,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Oriole Rd #2 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	139d	1	0.02mi
800 Oriole Rd Unit 3 Weslaco, TX	2.0	2.0	1020	$1,200	$1.18	6d	1	0.06mi
800 Oriole Rd Unit 4 Weslaco, TX	3.0	2.0	1185	$1,350	$1.14	6d	1	0.06mi
2509 Woodpecker Rd Unit 4 Weslaco, TX	3.0	2.0	1209	$1,350	$1.12	6d	1	0.08mi
2605 Woodpecker Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,350	$1.14	5d	1	0.11mi
2605 Woodpecker Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,300	$1.10	119d	1	0.11mi
2605 Woodpecker Rd Unit 1 Weslaco, TX	2.0	2.0	1068	$1,250	$1.17	0d	1	0.11mi
2608 Mockingbird Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,380	$1.17	117d	1	0.11mi
2609 Woodpecker Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	119d	1	0.12mi
2609 Woodpecker Rd Unit 3 Weslaco, TX	3.0	2.0	1068	$1,250	$1.17	6d	1	0.12mi
2604 Woodpecker Rd Unit 2 Weslaco, TX	2.0	2.0	1068	$1,200	$1.12	110d	1	0.12mi
2613 Mockingbird Rd Unit D Weslaco, TX	2.0	2.0	973	$1,200	$1.23	139d	1	0.13mi
2705 Woodpecker Rd Unit 2 Weslaco, TX	2.0	2.0	1020	$1,200	$1.18	119d	1	0.18mi
412 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	119d	1	0.21mi
503 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1000	$1,300	$1.30	117d	1	0.21mi
503 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1000	$1,350	$1.35	6d	1	0.21mi
408 Sparrow Rd #4 Weslaco, TX	3.0	2.0	1185	$1,400	$1.18	110d	1	0.22mi
408 Sparrow Rd #4 Weslaco, TX	3.0	2.0	1185	$1,350	$1.14	6d	1	0.22mi
408 Sparrow Rd Unit 2 Weslaco, TX	1.0	1.0	855	$1,150	$1.35	62d	1	0.22mi
2813 Bravo Rd Unit B Weslaco, TX	3.0	2.0	1000	$1,250	$1.25	6d	1	0.25mi
2900 Charlie Rd Unit A Weslaco, TX	3.0	2.0	860	$1,250	$1.45	6d	1	0.27mi
1430 Mile 6 1/2 W Unit 6 1/2 Weslaco, TX	2.0	2.0	850	$877	$1.03	139d	1	0.46mi
1430 Mile 6 1/2 W Unit 101 Weslaco, TX	1.0	1.0	—	$729	—	139d	1	0.46mi
3086 Briggs Rd Unit B Midway South, TX	2.0	3.0	1050	$1,300	$1.24	119d	1	0.55mi
3208 Briggs Rd #3 Weslaco, TX	2.0	2.0	868	$1,200	$1.38	6d	1	0.55mi
2101 W Business 83 Unit 83 Weslaco, TX	2.0	2.0	—	$925	—	139d	1	0.55mi
3099 Briggs Rd Weslaco, TX	2.0	2.0	995	$1,200	$1.21	62d	1	0.58mi
3707 U.S. 83 Business Unit 442 Donna, TX	3.0	2.0	960	$799	$0.83	139d	1	0.60mi
3707 U.S. 83 Business Unit 340 Donna, TX	3.0	2.0	960	$799	$0.83	6d	1	0.60mi
3707 U.S. 83 Business Unit 419 Donna, TX	3.0	2.0	960	$824	$0.86	6d	1	0.60mi
3707 U.S. 83 Business Unit 464 Donna, TX	3.0	2.0	960	$799	$0.83	62d	1	0.60mi
3707 U.S. 83 Business Unit 431 Donna, TX	3.0	2.0	960	$799	$0.83	119d	1	0.60mi
3707 U.S. 83 Business Unit 333 Donna, TX	3.0	2.0	960	$899	$0.94	139d	1	0.60mi
2101 W Business 83 Unit 103 Weslaco, TX	3.0	2.0	—	$1,060	—	139d	1	0.60mi
2101 W Business 83 Unit 101 Weslaco, TX	1.0	1.0	—	$778	—	139d	1	0.60mi
3056 Stark Rd Unit 4 WESLACO, TX	3.0	2.0	1137	$1,300	$1.14	6d	1	0.61mi
602 N Victoria Rd Donna, TX	3.0	2.0	1033	$1,431	$1.39	62d	1	0.62mi
2013 Canyon Dr Unit 4 Weslaco, TX	3.0	2.0	1111	$1,200	$1.08	119d	1	0.68mi
1721 Harrison St Weslaco, TX	2.0	2.0	1005	$1,025	$1.02	139d	1	0.77mi
222 S Westgate Dr Apt 6 Weslaco, TX	1.0	1.0	700	$680	$0.97	139d	1	0.78mi

HOA detail $50/mo · $600/yr

• Likely covers: security

Listing history 50 events

1. 2026-09-24
   days on market $469,999 Active 413 DOM
2. 2026-09-23
   days on market $469,999 Active 412 DOM
3. 2026-09-21
   days on market $469,999 Active 410 DOM
4. 2026-09-20
   days on market $469,999 Active 409 DOM
5. 2026-09-19
   days on market $469,999 Active 408 DOM
6. 2026-09-19
   days on market $469,999 Active 407 DOM
7. 2026-09-17
   days on market $469,999 Active 406 DOM
8. 2026-09-17
   days on market $469,999 Active 405 DOM
9. 2026-09-16
   days on market $469,999 Active 404 DOM
10. 2026-09-14
    days on market $469,999 Active 403 DOM
11. 2026-09-13
    days on market $469,999 Active 402 DOM
12. 2026-09-12
    days on market $469,999 Active 401 DOM
13. 2026-09-11
    days on market $469,999 Active 400 DOM
14. 2026-09-05
    days on market $469,999 Active 394 DOM
15. 2026-09-04
    days on market $469,999 Active 393 DOM
16. 2026-09-03
    days on market $469,999 Active 392 DOM
17. 2026-09-02
    days on market $469,999 Active 391 DOM
18. 2026-08-29
    days on market $469,999 Active 387 DOM
19. 2026-08-28
    days on market $469,999 Active 386 DOM
20. 2026-08-27
    days on market $469,999 Active 385 DOM
21. 2026-08-25
    days on market $469,999 Active 383 DOM
22. 2026-08-24
    days on market $469,999 Active 382 DOM
23. 2026-08-23
    days on market $469,999 Active 381 DOM
24. 2026-08-22
    days on market $469,999 Active 380 DOM
25. 2026-08-21
    days on market $469,999 Active 379 DOM
26. 2026-08-20
    days on market $469,999 Active 378 DOM
27. 2026-08-19
    days on market $469,999 Active 377 DOM
28. 2026-08-18
    days on market $469,999 Active 376 DOM
29. 2026-08-17
    days on market $469,999 Active 375 DOM
30. 2026-08-16
    days on market $469,999 Active 374 DOM
31. 2026-08-15
    days on market $469,999 Active 373 DOM
32. 2026-08-13
    days on market $469,999 Active 371 DOM
33. 2026-08-12
    days on market $469,999 Active 370 DOM
34. 2026-08-11
    days on market $469,999 Active 369 DOM
35. 2026-08-10
    days on market $469,999 Active 368 DOM
36. 2026-08-09
    days on market $469,999 Active 367 DOM
37. 2026-08-08
    days on market $469,999 Active 366 DOM
38. 2026-08-07
    days on market $469,999 Active 365 DOM
39. 2026-08-06
    days on market $469,999 Active 364 DOM
40. 2026-08-05
    days on market $469,999 Active 363 DOM
41. 2026-08-04
    days on market $469,999 Active 362 DOM
42. 2026-08-03
    days on market $469,999 Active 361 DOM
43. 2026-07-31
    days on market $469,999 Active 358 DOM
44. 2026-07-30
    days on market $469,999 Active 357 DOM
45. 2026-07-29
    days on market $469,999 Active 356 DOM
46. 2026-07-27
    days on market $469,999 Active 354 DOM
47. 2026-07-26
    days on market $469,999 Active 353 DOM
48. 2026-07-24
    days on market $469,999 Active 351 DOM
49. 2026-07-23
    days on market $469,999 Active 350 DOM
50. 2026-07-22
    days on market $469,999 Active 349 DOM

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

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$26,327
• − Property taxes: −$7,050
• − Insurance: −$2,350
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − HOA: −$600
• − Depreciation: −$13,673
• Taxable loss: −$37,400
• Est. tax savings @ 24.0%: +$8,976
• After-tax cash flow: $-18,751/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This new construction fourplex is move-in ready with modern finishes and a mid-century modern aesthetic. It offers a great investment opportunity in a desirable location.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both Painting exterior walls — Fresh paint can improve curb appeal and property value ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Sam Houston El F TX #2,525/4,322 Nat'l #26,716/41,679 Middle Central Middle F TX #786/1,662 Nat'l #7,065/14,009 High Weslaco H S F TX #1,147/1,632 Nat'l #11,621/17,239

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

B Composite livability gradescore 72/100

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: Hidalgo · 955,232 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 38,942
• Household income: $53,797
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 11% of renters

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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%

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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%

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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

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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

-4.1% since first listed

8 events — show timeline

• 2026-02-03 Price Changed $469,999 MCALLENMLS
• 2025-10-31 Listing Removed — LERA
• 2025-09-18 Price Changed $499,000 MCALLENMLS
• 2025-08-07 Listed $520,000 MCALLENMLS
• 2025-04-19 Price Changed $499,000 LERA
• 2025-01-15 Price Changed $499,000 MCALLENMLS
• 2024-11-07 Listed $490,000 LERA
• 2024-10-30 Listed $490,000 MCALLENMLS