404 N Cedro St · Weslaco, TX 78596

$110,000

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 8 Days on market

Built 1987 Est $151k · 27% under

---

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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.2/10.0
• DSCR +5.1/10.0
• 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

Affordable Starter Home This 2 bed / 1 bath, 1,144 sq ft home is the perfect fit for first-time buyers or small families. Highlights: & Acirc; & nbsp; & Acirc; & nbsp; & Acirc; & nbsp; & Acirc; & nbsp; & acirc; & euro; & cent; & Acirc; & nbsp; & Acirc; & nbsp; & Acirc; & nbsp; & Acirc; & nbsp; Great location near Sam Houston Elementary & amp; Central Middle School, Weslaco High School & Acirc; & nbsp; & Acirc; & nbsp; & Acirc; & nbsp; & Acirc; & nbsp; & acirc; & euro; & cent; & Acirc; & nbsp; & Acirc; & nbsp; & Acirc; & nbsp; & Acirc; &a

Key facts

• Walkable to schools
• Built 1987
• Listed 7 days

Tags

• WALKABLE TO SCHOOLS
• EASY ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $63 ($757/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 7.0% 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; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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 $118 of equity ($761 loan paydown + $-643 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $110,000

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. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $151,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 W Huisache Ave	0.11mi	3/2.0 (+1)	1,177 (+3%)	6mo	$175,000	$149	76
611 San Benito St	0.46mi	3/1.0 (+1)	1,148 (+0%)	3mo	$84,900	$74	70
513 San Benito St	0.43mi	3/2.0 (+1)	1,250 (+9%)	1mo	$165,000	$132	55
504 N Cantu St	0.47mi	2/1.0	987 (-14%)	2mo	$49,000	$50	54
103 Grace Ave	0.66mi	2/1.0	1,068 (-7%)	8mo	$60,000	$56	52
805 W 6th St W	0.75mi	2/2.0	1,084 (-5%)	1mo	$134,900	$124	51
603 Witmer St	0.61mi	3/1.0 (+1)	1,094 (-4%)	10mo	$109,000	$100	51
725 E Los Torritos St	0.64mi	3/1.0 (+1)	1,080 (-6%)	6mo	$166,000	$154	51
1012 W 3rd St	0.67mi	3/1.0 (+1)	1,250 (+9%)	1mo	$159,000	$127	48
511 E Huisache St	0.45mi	3/2.0 (+1)	1,000 (-13%)	2mo	$155,000	$155	47
814 N Martinez Ave	0.62mi	3/2.0 (+1)	1,074 (-6%)	8mo	$159,900	$149	46
835 N Martinez Ave	0.63mi	3/2.0 (+1)	1,074 (-6%)	10mo	$160,000	$149	43

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: -1.5%
• Equity multiple: 0.93×
• Total profit: $-2,133
• Equity at exit: $28,765

10-year hold

• IRR: 4.7%
• Equity multiple: 1.48×
• Total profit: $14,679
• Equity at exit: $32,134

Cash invested: $30,800 (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: 708
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,119 high
• Mortgage (P&I): −$577
• Tax from tax record: −$198 /mo · $2,381/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $63

Break-even live

Break-even rent $1,039

Max offer price $110,000

Occupancy floor 89%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 E Mesquite St Weslaco, TX	3.0	2.0	1100	$1,400	$1.27	44d	1	0.32mi
3814 Bella Costa Dr Unit 3 Weslaco, TX	2.0	2.0	987	$1,025	$1.04	44d	1	0.46mi
3707 Las Vistas Ln Apt 1 Weslaco, TX	2.0	2.0	987	$1,025	$1.04	44d	1	0.46mi
622 E Llano Grande St Weslaco, TX	3.0	2.0	1100	$1,500	$1.36	44d	1	0.53mi
301 E 4th St Unit 5 Weslaco, TX	1.0	1.0	700	$670	$0.96	44d	1	0.60mi
705 E 6th St Apt 4 Weslaco, TX	1.0	1.0	700	$695	$0.99	44d	1	0.88mi
705 E 6th St Unit 21 Weslaco, TX	1.0	1.0	700	$595	$0.85	44d	1	0.88mi
1006 Lilia Dr Weslaco, TX	1.0	1.0	720	$650	$0.90	44d	1	0.93mi
222 S Westgate Dr Weslaco, TX	1.0	1.0	700	$680	$0.97	44d	1	0.99mi
222 S Westgate Dr Apt 6 Weslaco, TX	1.0	1.0	700	$680	$0.97	44d	1	0.99mi
1601 S Airport Dr Unit 261 Weslaco, TX	2.0	2.0	912	$1,500	$1.64	44d	1	1.16mi
1601 S Airport Dr Unit 283 Weslaco, TX	3.0	2.0	1033	$1,600	$1.55	44d	1	1.16mi
1721 Harrison St Weslaco, TX	2.0	2.0	1005	$1,025	$1.02	44d	1	1.27mi
1723 Davenport St Unit 2 Weslaco, TX	3.0	2.0	1140	$1,175	$1.03	44d	1	1.27mi
1804 Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,125	$1.20	44d	1	1.29mi
1805 Stauffers St Unit 3 Weslaco, TX	3.0	2.0	1116	$1,150	$1.03	44d	1	1.30mi
1804 Stauffers St #3 Weslaco, TX	2.0	2.0	840	$1,000	$1.19	44d	1	1.31mi
607 E Washington St Weslaco, TX	3.0	2.0	1000	$900	$0.90	44d	1	1.31mi
617 E Washington St Unit 4 Weslaco, TX	3.0	2.0	1000	$900	$0.90	44d	1	1.32mi
1722 E Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	44d	1	1.32mi
2013 Canyon Dr Unit 4 Weslaco, TX	3.0	2.0	1111	$1,200	$1.08	23d	1	1.33mi
1817 Stauffer St Weslaco, TX	3.0	2.0	1116	$1,200	$1.08	44d	1	1.34mi
1909 Davenport St Unit 3 Weslaco, TX	3.0	2.0	1140	$1,175	$1.03	44d	1	1.35mi
1812 Redbud Ln Unit 1 Weslaco, TX	2.0	2.0	874	$1,025	$1.17	44d	1	1.36mi
1917 Davenport St Unit 1 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	44d	1	1.38mi
700 Oriole Rd #2 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	44d	1	1.39mi
815 E Sugarcane Dr Unit E4 Weslaco, TX	2.0	1.5	1124	$1,200	$1.07	44d	1	1.42mi
2108 Redbud Ln Unit 4 Weslaco, TX	2.0	2.0	920	$1,050	$1.14	44d	1	1.46mi
2103 Taft St Unit 4 Weslaco, TX	3.0	2.0	1111	$1,095	$0.99	44d	1	1.47mi
2605 Woodpecker Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,300	$1.10	23d	1	1.47mi
2608 Mockingbird Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,380	$1.17	21d	1	1.48mi
2604 Woodpecker Rd Unit 2 Weslaco, TX	2.0	2.0	1068	$1,200	$1.12	14d	1	1.48mi
2609 Woodpecker Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	23d	1	1.49mi
1430 Mile 6 1/2 W Unit 6 1/2 Weslaco, TX	2.0	2.0	850	$877	$1.03	44d	1	1.49mi
2613 Mockingbird Rd Unit D Weslaco, TX	2.0	2.0	973	$1,200	$1.23	44d	1	1.49mi

Listing history 8 events

1. 2026-06-18
   days on market $110,000 Active 8 DOM
2. 2026-06-17
   days on market $110,000 Active 7 DOM
3. 2026-06-16
   days on market $110,000 Active 6 DOM
4. 2026-06-15
   days on market $110,000 Active 5 DOM
5. 2026-06-15
   days on market $110,000 Active 4 DOM
6. 2026-06-13
   days on market $110,000 Active 3 DOM
7. 2026-06-12
   remarks 547-char remark
8. 2026-06-12
   listed $110,000 Active 2 DOM

ⓘ 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: $2,381 · $198/mo
• Projected year-2 tax: $2,381 · $198/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 4/10 Moderate FEMA zone X · 22% 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: $13,430
• − Mortgage interest: −$6,162
• − Property taxes: −$2,381
• − Insurance: −$550
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$3,200
• Taxable loss: −$1,011
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $999/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

+124.5% since first listed

2 events — show timeline

• 2026-06-11 Listed $110,000 FSBO.com
• 2017-07-19 Price Changed $49,000 MCALLENMLS

Property tax history

+13.0%/yr

Latest (2025): $2,381 · +9.8% YoY. Source: county tax records.