3009 Santa Marita Unit A · Weslaco, TX 78596

$225,000

4 bd · 3.0 ba · 1,800 sqft · Condo · 97 Days on market

Built 2026 Good condition $125/sqft · 13% above area Est $200k · 13% over $46/mo HOA · 2% 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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +6.9/10.0
• Appreciation +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• ARV discount +1.7/15.0

Listing remarks MLS

Modern design meets everyday convenience in this brand-new 4-bedroom 3-bathroom townhome. Thoughtfully designed with clean architectural lines and contemporary finishes, this two-story residence offers a spacious open-concept layout ideal for both comfortable living and entertaining. The main living area flows seamlessly into a designer kitchen featuring sleek cabinetry, a large center island, modern lighting, and ample counter space. The home includes four spacious bedrooms and beautifully appointed bathrooms with modern vanities and high-end finishes. Step outside to enjoy a private fenced yard, perfect for relaxing, entertaining, or pets. Located in an emerging mixed-use community, residents will enjoy the convenience of commercial amenities planned just steps away, positioned directly in front of the Expressway for easy access to the entire Rio Grande Valley. Photos are virtually generated. Construction scheduled to be finished in October 2026 and subject to change.

Key facts

• Designer kitchen
• Private fenced yard
• $46 HOA

Tags

• DESIGNER KITCHEN
• PRIVATE FENCED YARD
• EASY ACCESS TO EXPRESSWAY

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath condo listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 2 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 $242 of equity ($2k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.19% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.64%
• DSCR: 1.43
• GRM: 7.0

CMA / ARV

• ARV (median comp): $199,500
• List price: $225,000
• Delta: 12.78%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-0.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.24×
• Total profit: $15,418
• Equity at exit: $58,837

10-year hold

• IRR: 11.2%
• Equity multiple: 2.15×
• Total profit: $72,719
• Equity at exit: $65,729

Cash invested: $63,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,667 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$46
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $440

Break-even live

Break-even rent $2,111

Max offer price $225,000

Occupancy floor 79%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 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
2211 Tomatillo Dr Weslaco, TX	3.0	2.0	1361	$2,200	$1.62	23d	1	1.42mi

HOA detail condo

• Monthly dues: $46 · $552/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $225,000 Active 97 DOM
2. 2026-06-17
   days on market $225,000 Active 96 DOM
3. 2026-06-16
   days on market $225,000 Active 95 DOM
4. 2026-06-15
   days on market $225,000 Active 94 DOM
5. 2026-06-15
   days on market $225,000 Active 93 DOM
6. 2026-06-13
   days on market $225,000 Active 92 DOM
7. 2026-06-12
   days on market $225,000 Active 91 DOM
8. 2026-06-09
   days on market $225,000 Active 88 DOM
9. 2026-06-08
   days on market $225,000 Active 87 DOM
10. 2026-06-08
    days on market $225,000 Active 86 DOM
11. 2026-06-07
    days on market $225,000 Active 85 DOM
12. 2026-06-03
    days on market $225,000 Active 82 DOM
13. 2026-06-02
    days on market $225,000 Active 81 DOM
14. 2026-06-01
    days on market $225,000 Active 80 DOM
15. 2026-05-31
    days on market $225,000 Active 79 DOM
16. 2026-05-07
    price $225,000 997-char remark

    Show marketing remark (997 chars)

    Modern design meets everyday convenience in this brand-new 4-bedroom 3-bathroom townhome. Thoughtfully designed with clean architectural lines and contemporary finishes, this two-story residence offers a spacious open-concept layout ideal for both comfortable living and entertaining. The main living area flows seamlessly into a designer kitchen featuring sleek cabinetry, a large center island, modern lighting, and ample counter space. The home includes four spacious bedrooms and beautifully appointed bathrooms with modern vanities and high-end finishes. Step outside to enjoy a private fenced yard, perfect for relaxing, entertaining, or pets. Located in an emerging mixed-use community, residents will enjoy the convenience of commercial amenities planned just steps away, positioned directly in front of the Expressway for easy access to the entire Rio Grande Valley. Photos are virtually generated. Construction scheduled to be finished in October 2026 and subject to change.

17. 2026-03-13
    listed $220,000 Active 997-char remark

    Show marketing remark (997 chars)

    Modern design meets everyday convenience in this brand-new 4-bedroom 3-bathroom townhome. Thoughtfully designed with clean architectural lines and contemporary finishes, this two-story residence offers a spacious open-concept layout ideal for both comfortable living and entertaining. The main living area flows seamlessly into a designer kitchen featuring sleek cabinetry, a large center island, modern lighting, and ample counter space. The home includes four spacious bedrooms and beautifully appointed bathrooms with modern vanities and high-end finishes. Step outside to enjoy a private fenced yard, perfect for relaxing, entertaining, or pets. Located in an emerging mixed-use community, residents will enjoy the convenience of commercial amenities planned just steps away, positioned directly in front of the Expressway for easy access to the entire Rio Grande Valley. Photos are virtually generated. Construction scheduled to be finished in October 2026 and subject to change.

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $32,004
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,922
• − Repairs & maintenance: −$2,560
• − Management: −$2,560
• − HOA: −$552
• − Depreciation: −$6,545
• Taxable income: $1,885
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $4,822/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

Good 80/100 None rehab

This modern townhome is in excellent condition with a spacious open-concept layout and contemporary finishes. It is move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Add smart home features — Improves convenience and can increase the home's value in the market.
• Both Add a smart thermostat — Improves energy efficiency and can increase the home's value in the market.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Add smart home features — Improves convenience and can increase the home's value in the market. ↑
• Both Add a smart thermostat — Improves energy efficiency and can increase the home's value in the market. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+2.3% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $225,000 MCALLENMLS
• 2026-03-13 Listed $220,000 MCALLENMLS