Magnolia Plan · Weslaco, TX 78599

$327,990

5 bd · 3.5 ba · 3,037 sqft · SingleFamily · 840 Days on market

Excellent condition $25/mo HOA · 1% of rent

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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 +9.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.3/10.0

Listing remarks MLS

Discover the Magnolia floor plan - a spacious and stylish home designed for comfort and functionality. With 5 bedrooms, 3.5 bathrooms, and a 2-car garage spread over 3,524 total sq. ft. , this 2-story home offers a spacious living experience. Upon entering the home, you'll be greeted by an inviting entryway that leads to the open-concept layout of the kitchen, dining, and family room. The half bathroom is conveniently located on the first floor. The primary bedroom is also on the first floor, providing a sense of privacy and luxury. Its primary bathroom features a vanity sink and a large walk-in closet. The second floor of the Magnolia floor plan is equally impressive, with 4 additional bedrooms, 3 of which feature walk-in closets, and 2 full bathrooms. The standard game room upstairs is perfect for family game nights. There are several upgrades available, including an upstairs study room, a 6th bedroom and vanity sinks in Bathrooms 2 and 3. The extended covered patio upgrade will make outdoor entertaining a breeze, while the 5 ft. storage space provides additional storage space for all your belongings. With its spacious design and numerous upgrades, this home is sure to exceed your expectations and provide you with the perfect place to call home.

Key facts

• 2 garage spots
• Listed 840 days

🏗️ New construction. The $327,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $359,710.

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $328k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (12.2% below list).
• Recommended offer: $288k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.2% in Weslaco — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: North Bridge El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 692 students, 92% 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 79% FRL vs 59% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 305 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $2,879/mo this rent would consume 62% of the median local household income ($56k/yr) — 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 $11k 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 840 days — a 12% lower offer ($289k) is reasonable based on typical stale-listing flexibility.

Recommended offer $287,929 (12.2% 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 840 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 0.80% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.81%
• DSCR: 0.87
• GRM: 10.4

CMA / ARV

• ARV (median comp): $359,710
• List price: $327,990
• Delta: -8.82%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 Lobelia St	0.97mi	4/4.0 (-1)	3,369 (+11%)	9mo	$450,000	$134	32
1623 Joe Justice St	1.07mi	4/3.0 (-1)	2,581 (-15%)	6mo	$425,000	$165	28
2410 Highland Dr	0.67mi	4/4.0 (-1)	3,447 (+14%)	13mo	$380,000	$110	28
802 Country Ln	1.05mi	4/4.5 (-1)	2,805 (-8%)	20mo	$330,000	$118	27
1416 Hydrangea St	1.00mi	4/3.5 (-1)	3,295 (+8%)	23mo	$438,000	$133	27
2405 Highland Dr	0.71mi	4/3.0 (-1)	2,517 (-17%)	15mo	$329,000	$131	22

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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-73,276
• Equity at exit: $53,634

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-82,943
• Equity at exit: $31,101

Cash invested: $100,719 (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: 6 active
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $419,500 ($156/sqft)
• Median days on market: 105 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -24.3% vs current asking $/sqft

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

ZIP-level market 78599

• Home prices YoY: -3.7%
• Active inventory: 305
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,879 medium
• Mortgage (P&I): −$1,886
• Tax est. 1.5%: −$450 /mo · $5,396/yr
• Insurance: −$150
• HOA: −$25
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $-236

Break-even live

Break-even rent $3,178

Max offer price $325,526

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-112	+0% $-236	+5% $-361	+10% $-485
Rent	-10% $-464	-5% $-350	+0% $-236	+5% $-123	+10% $-9
Rate	-1.0pp $-55	-0.5pp $-145	base $-236	+0.5pp $-329	+1.0pp $-424

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: $89,928
• Closing costs: $10,791
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3208 N Westgate Dr Weslaco, TX	4.0	3.0	3347	$3,500	$1.05	63d	1	1.12mi
2002 W Roosevelt St Weslaco, TX	5.0	3.0	3161	$2,390	$0.76	16d	1	1.47mi
2002 W Roosevelt St Weslaco, TX	5.0	3.0	3161	$2,600	$0.82	72d	1	1.47mi

Listing history 50 events

1. 2026-08-08
   days on market $327,990 Active 840 DOM
2. 2026-08-07
   days on market $327,990 Active 839 DOM
3. 2026-08-06
   days on market $327,990 Active 838 DOM
4. 2026-08-05
   days on market $327,990 Active 837 DOM
5. 2026-08-04
   days on market $327,990 Active 836 DOM
6. 2026-08-03
   days on market $327,990 Active 835 DOM
7. 2026-07-31
   days on market $327,990 Active 832 DOM
8. 2026-07-30
   days on market $327,990 Active 831 DOM
9. 2026-07-29
   days on market $327,990 Active 830 DOM
10. 2026-07-27
    days on market $327,990 Active 828 DOM
11. 2026-07-26
    days on market $327,990 Active 827 DOM
12. 2026-07-24
    days on market $327,990 Active 825 DOM
13. 2026-07-23
    days on market $327,990 Active 824 DOM
14. 2026-07-22
    days on market $327,990 Active 823 DOM
15. 2026-07-21
    days on market $327,990 Active 822 DOM
16. 2026-07-20
    days on market $327,990 Active 821 DOM
17. 2026-07-18
    days on market $327,990 Active 819 DOM
18. 2026-07-17
    days on market $327,990 Active 818 DOM
19. 2026-07-16
    days on market $327,990 Active 817 DOM
20. 2026-07-14
    days on market $327,990 Active 815 DOM
21. 2026-07-13
    days on market $327,990 Active 814 DOM
22. 2026-07-12
    days on market $327,990 Active 813 DOM
23. 2026-07-11
    days on market $327,990 Active 812 DOM
24. 2026-07-10
    days on market $327,990 Active 811 DOM
25. 2026-07-09
    days on market $327,990 Active 810 DOM
26. 2026-07-07
    days on market $327,990 Active 808 DOM
27. 2026-07-06
    days on market $327,990 Active 807 DOM
28. 2026-07-05
    days on market $327,990 Active 806 DOM
29. 2026-07-05
    days on market $327,990 Active 805 DOM
30. 2026-07-03
    days on market $327,990 Active 804 DOM
31. 2026-07-02
    days on market $327,990 Active 803 DOM
32. 2026-07-01
    days on market $327,990 Active 802 DOM
33. 2026-06-30
    days on market $327,990 Active 801 DOM
34. 2026-06-29
    days on market $327,990 Active 800 DOM
35. 2026-06-28
    days on market $327,990 Active 799 DOM
36. 2026-06-27
    days on market $327,990 Active 798 DOM
37. 2026-06-26
    days on market $327,990 Active 797 DOM
38. 2026-06-23
    days on market $327,990 Active 794 DOM
39. 2026-06-22
    days on market $327,990 Active 793 DOM
40. 2026-06-21
    days on market $327,990 Active 792 DOM
41. 2026-06-21
    days on market $327,990 Active 791 DOM
42. 2026-06-18
    days on market $327,990 Active 789 DOM
43. 2026-06-17
    days on market $327,990 Active 788 DOM
44. 2026-06-16
    days on market $327,990 Active 787 DOM
45. 2026-06-15
    days on market $327,990 Active 786 DOM
46. 2026-06-15
    days on market $327,990 Active 785 DOM
47. 2026-06-13
    days on market $327,990 Active 784 DOM
48. 2026-06-12
    days on market $327,990 Active 783 DOM
49. 2026-06-09
    days on market $327,990 Active 780 DOM
50. 2026-06-08
    days on market $327,990 Active 779 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: $34,551
• − Mortgage interest: −$20,149
• − Property taxes: −$5,396
• − Insurance: −$1,799
• − Repairs & maintenance: −$2,764
• − Management: −$2,764
• − HOA: −$300
• − Depreciation: −$10,464
• Taxable loss: −$9,085
• Est. tax savings @ 24.0%: +$2,180
• After-tax cash flow: $-655/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 · 6 photos

Excellent 95/100 None rehab

This Magnolia floor plan home is in excellent condition with a modern design and well-maintained features. It offers a spacious living experience and is ready for immediate occupancy.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can attract more buyers and renters. ↑
• Both Adding smart home features — Modern technology can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers and renters. ↑

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary North Bridge El F TX #4,180/4,322 Nat'l #37,719/41,679 Middle Armando Cuellar Middle F TX #1,200/1,662 Nat'l #9,979/14,009 High Weslaco East H S F TX #1,250/1,632 Nat'l #12,347/17,239

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): 35,400
• Household income: $55,939
• Rent vs Own: 28.0% rent · 72.0% 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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 42% White 2%
• Hispanic origin (detail): Mexican 90%
• Foreign-born: 20% · Canada
• Languages at home: 19% English-only · Spanish 80%

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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: ▼ -9.47%
• Current HPI: 243.5537
• 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

+0.6% since first listed

2 events — show timeline

• 2024-09-21 Price Changed $327,990 Zillow
• 2024-04-20 Listed $325,990 Zillow