2705 Robin Rd · Weslaco, TX 78596

$499,000

None bd · None ba · 4,502 sqft · MultiFamily · 296 Days on market

Built 2026 Excellent condition 10,000 sqft lot $111/sqft · at area comps Est $480k · at est. $50/mo HOA · 4% of rent ↓ 5% since listing

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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 +17.9/30.0
• ARV discount +5.7/15.0
• DSCR +5.6/10.0
• Condition / age +5.0/5.0
• 1% rule +4.9/10.0
• Appreciation +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

PIKE TERRACE the brand new gated community in Weslaco! This fourplex subdivision is located on the corner of Pike Blvd and Milano Rd. This property offers spacious 2- two bedrooms/2 baths and 2- 3 bedrooms/2 baths. It boasts modern tile flooring with a large island in the kitchen and high end cabinets. It's exceptional attention to detail features quartz countertops throughout and LED lighting. Main bedroom has large walk-in closet and glass shower door in main bathroom. It is close to good schools, shopping centers, restaurants and many more amenities. Great opportunity for all investors and priced to sell! Will be completed in approximately 3 months.

Key facts

• Gated community
• Modern tile flooring
• Quartz countertops

Tags

• GATED COMMUNITY
• MODERN TILE FLOORING
• LARGE ISLAND IN KITCHEN
• HIGH END CABINETS
• QUARTZ COUNTERTOPS
• LED LIGHTING

What this means for you Summary

Snapshot

• This is a 2×2bd/2ba + 2×3bd/2ba units multifamily listed at $499k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive. Per door: $105/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $496k (0.6% below list).
• Recommended offer: $439k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• Market conditions: 710 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 $535 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 296 days — a 12% lower offer ($439k) is reasonable based on typical stale-listing flexibility.

Recommended offer $439,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.99% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 8.4

CMA / ARV

• ARV (median comp): $480,310
• List price: $499,000
• Delta: 3.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2612 Mockingbird Rd	0.08mi	—/—	4,502 (0%)	10mo	$499,000	$111	88
2508 Mockingbird Rd	0.19mi	—/—	4,426 (-2%)	15mo	$545,000	$123	76
2608 Mockingbird Rd	0.19mi	—/—	4,502 (0%)	19mo	$499,000	$111	75
2609 Woodpecker Rd	0.07mi	—/—	4,198 (-7%)	21mo	$495,000	$118	68
2705 Woodpecker Rd	0.18mi	—/—	4,080 (-9%)	10mo	$535,000	$131	68
2701 Woodpecker Rd	0.19mi	—/—	4,080 (-9%)	10mo	$535,000	$131	67
605 Sparrow Rd	0.32mi	—/—	4,080 (-9%)	6mo	$485,000	$119	65
513 Sparrow Rd	0.35mi	—/—	4,080 (-9%)	5mo	$485,000	$119	64
2613 Woodpecker Rd	0.17mi	—/—	4,166 (-8%)	22mo	$495,000	$119	61
705 Sparrow Rd	0.37mi	—/—	4,080 (-9%)	9mo	$495,000	$121	59
801 Sparrow Rd	0.37mi	—/—	4,080 (-9%)	14mo	$510,000	$125	55

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-1,238
• Equity at exit: $130,488

10-year hold

• IRR: 6.0%
• Equity multiple: 1.60×
• Total profit: $84,417
• Equity at exit: $145,773

Cash invested: $139,720 (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: 710
• Price-to-rent: 33.7×

Monthly cashflow live

• Estimated rent: $4,961 high
• Mortgage (P&I): −$2,617
• Tax est. 1.5%: −$624 /mo · $7,485/yr
• Insurance: −$208
• HOA: −$50
• Vacancy / Maint / Mgmt: −$1,042
• Net cashflow: $421

Break-even live

Break-even rent $4,428

Max offer price $499,000

Occupancy floor 87%

Sensitivity live

Price	-10% $766	-5% $593	+0% $421	+5% $248	+10% $76
Rent	-10% $29	-5% $225	+0% $421	+5% $617	+10% $813
Rate	-1.0pp $672	-0.5pp $548	base $421	+0.5pp $291	+1.0pp $160

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,464
▸ 2× units	3	2	$2,496
Total (4 units)			$4,961

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 San Vicente Unit 3 Weslaco, TX	3.0	2.0	4256	$1,250	$0.29	24d	1	1.35mi
1405 San Vicente Unit 1 Weslaco, TX	3.0	2.0	4256	$1,200	$0.28	24d	1	1.35mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: security

Listing history 18 events

1. 2026-06-21
   days on market $499,000 Active 296 DOM
2. 2026-06-18
   days on market $499,000 Active 294 DOM
3. 2026-06-17
   days on market $499,000 Active 293 DOM
4. 2026-06-16
   days on market $499,000 Active 292 DOM
5. 2026-06-15
   days on market $499,000 Active 291 DOM
6. 2026-06-15
   days on market $499,000 Active 290 DOM
7. 2026-06-13
   days on market $499,000 Active 289 DOM
8. 2026-06-12
   days on market $499,000 Active 288 DOM
9. 2026-06-09
   days on market $499,000 Active 285 DOM
10. 2026-06-08
    days on market $499,000 Active 284 DOM
11. 2026-06-08
    days on market $499,000 Active 283 DOM
12. 2026-06-07
    days on market $499,000 Active 282 DOM
13. 2026-06-03
    days on market $499,000 Active 279 DOM
14. 2026-06-02
    days on market $499,000 Active 278 DOM
15. 2026-06-01
    days on market $499,000 Active 277 DOM
16. 2026-05-31
    days on market $499,000 Active 276 DOM
17. 2025-09-13
    price $499,000 664-char remark

    Show marketing remark (664 chars)

    PIKE TERRACE the brand new gated community in Weslaco! This fourplex subdivision is located on the corner of Pike Blvd and Milano Rd. This property offers spacious 2- two bedrooms/2 baths and 2- 3 bedrooms/2 baths. It boasts modern tile flooring with a large island in the kitchen and high end cabinets. It's exceptional attention to detail features quartz countertops throughout and LED lighting. Main bedroom has large walk-in closet and glass shower door in main bathroom. It is close to good schools, shopping centers, restaurants and many more amenities. Great opportunity for all investors and priced to sell! Will be completed in approximately 3 months.

18. 2025-08-28
    listed $525,000 Active 664-char remark

    Show marketing remark (664 chars)

    PIKE TERRACE the brand new gated community in Weslaco! This fourplex subdivision is located on the corner of Pike Blvd and Milano Rd. This property offers spacious 2- two bedrooms/2 baths and 2- 3 bedrooms/2 baths. It boasts modern tile flooring with a large island in the kitchen and high end cabinets. It's exceptional attention to detail features quartz countertops throughout and LED lighting. Main bedroom has large walk-in closet and glass shower door in main bathroom. It is close to good schools, shopping centers, restaurants and many more amenities. Great opportunity for all investors and priced to sell! Will be completed in approximately 3 months.

ⓘ 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: $59,532
• − Mortgage interest: −$27,952
• − Property taxes: −$7,485
• − Insurance: −$2,495
• − Repairs & maintenance: −$4,763
• − Management: −$4,763
• − HOA: −$600
• − Depreciation: −$14,516
• Taxable loss: −$3,041
• Est. tax savings @ 24.0%: +$730
• After-tax cash flow: $5,778/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 · 8 photos

Excellent 100/100 None rehab

This brand new fourplex in Pike Terrace, Weslaco, is move-in ready with modern finishes and features. It offers spacious living areas and is close to amenities. Consider landscaping and smart home features for further value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value
• Both Add smart home features — Improves convenience and adds modern amenities
• Both Install smart thermostat — Saves energy and adds modern amenities

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value ↑
• Both Add smart home features — Improves convenience and adds modern amenities ↑
• Both Install smart thermostat — Saves energy and adds modern amenities ↑

ⓘ 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

-5.0% since first listed

2 events — show timeline

• 2025-09-13 Price Changed $499,000 MCALLENMLS
• 2025-08-28 Listed $525,000 MCALLENMLS