516 S Nebraska Ave · Weslaco, TX 78596

$90,000

2 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 140 Days on market

Built 1964 7,000 sqft lot Est $136k · 34% under

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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 +18.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +6.0/10.0
• 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

Great fixer-upper opportunity in Weslaco, TX. This home is located in a good area, has potential for investors or buyers looking to renovate and make it their own.

Key facts

• 7,000 sq ft lot
• Built 1964
• Listed 140 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Zoned schools: Airport El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 792 students, 86% 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: 710 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 96% 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 $96 of equity ($622 loan paydown + $-526 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $136,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 W 6th St W	0.30mi	2/2.0	1,084 (-1%)	1mo	$134,900	$124	79
407 W 6th St	0.10mi	2/1.0	1,025 (-7%)	18mo	$75,000	$73	70
1005 S Nebraska Ave	0.44mi	3/1.0 (+1)	1,118 (+2%)	11mo	$79,999	$72	62
603 Witmer St	0.55mi	3/1.0 (+1)	1,094 (-0%)	10mo	$109,000	$100	61
513 S Louisiana Ave	0.16mi	3/1.0 (+1)	1,196 (+9%)	20mo	$119,000	$99	56
103 Grace Ave	0.74mi	2/1.0	1,068 (-3%)	8mo	$60,000	$56	54
106 S Iowa Ave	0.53mi	3/2.0 (+1)	1,091 (-1%)	14mo	$169,900	$156	54
209 N Illinois Ave	0.60mi	3/2.0 (+1)	1,116 (+2%)	14mo	$165,000	$148	49
1012 W 3rd St	0.56mi	3/1.0 (+1)	1,250 (+14%)	1mo	$159,000	$127	45
620 Llano Grande St	0.72mi	3/2.0 (+1)	1,100 (+0%)	14mo	$165,000	$150	45
622 Llano Grande St	0.73mi	3/2.0 (+1)	1,100 (+0%)	17mo	$165,000	$150	42
1016 W 4th St	0.57mi	3/1.0 (+1)	1,235 (+12%)	23mo	$140,000	$113	28

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $881
• Equity at exit: $23,535

10-year hold

• IRR: 6.9%
• Equity multiple: 1.70×
• Total profit: $17,707
• Equity at exit: $26,292

Cash invested: $25,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $986 high
• Mortgage (P&I): −$472
• Tax from tax record: −$177 /mo · $2,124/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $93

Break-even live

Break-even rent $869

Max offer price $90,000

Occupancy floor 86%

Sensitivity live

Price	-10% $144	-5% $118	+0% $93	+5% $67	+10% $42
Rent	-10% $15	-5% $54	+0% $93	+5% $132	+10% $171
Rate	-1.0pp $138	-0.5pp $116	base $93	+0.5pp $69	+1.0pp $46

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 E 4th St Unit 5 Weslaco, TX	1.0	1.0	700	$670	$0.96	44d	1	0.33mi
705 E 6th St Unit 21 Weslaco, TX	1.0	1.0	700	$595	$0.85	44d	1	0.56mi
705 E 6th St Apt 4 Weslaco, TX	1.0	1.0	700	$695	$0.99	44d	1	0.56mi
622 E Llano Grande St Weslaco, TX	3.0	2.0	1100	$1,500	$1.36	44d	1	0.73mi
309 E Mesquite St Weslaco, TX	3.0	2.0	1100	$1,400	$1.27	44d	1	0.87mi
222 S Westgate Dr Weslaco, TX	1.0	1.0	700	$680	$0.97	45d	1	0.90mi
222 S Westgate Dr Apt 6 Weslaco, TX	1.0	1.0	700	$680	$0.97	44d	1	0.90mi
1306 E 11th St Unit 11 Weslaco, TX	2.0	2.0	900	$875	$0.97	44d	1	1.09mi
220 E 18th St Unit 2 Weslaco, TX	2.0	1.0	770	$770	$1.00	44d	1	1.10mi
3707 Las Vistas Ln Apt 1 Weslaco, TX	2.0	2.0	987	$1,025	$1.04	44d	1	1.15mi
3814 Bella Costa Dr Unit 3 Weslaco, TX	2.0	2.0	987	$1,025	$1.04	44d	1	1.15mi
1810 S Oregon Ave Unit 1810-14 Weslaco, TX	2.0	1.0	850	$695	$0.82	44d	1	1.21mi
1810 S Oregon Ave Unit 622-3 Weslaco, TX	2.0	1.0	850	$855	$1.01	44d	1	1.21mi
1810 S Oregon Ave Unit 1810-9 Weslaco, TX	2.0	1.0	850	$795	$0.94	44d	1	1.21mi
604 Buena Vista Dr Weslaco, TX	2.0	2.0	783	$750	$0.96	44d	1	1.21mi
1804 Stauffers St #3 Weslaco, TX	2.0	2.0	840	$1,000	$1.19	44d	1	1.25mi
1805 Stauffers St Unit 3 Weslaco, TX	3.0	2.0	1116	$1,150	$1.03	44d	1	1.25mi
1723 Davenport St Unit 2 Weslaco, TX	3.0	2.0	1140	$1,175	$1.03	44d	1	1.25mi
1812 Redbud Ln Unit 1 Weslaco, TX	2.0	2.0	874	$1,025	$1.17	44d	1	1.26mi
1804 Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,125	$1.20	45d	1	1.26mi
609 Buena Vista Dr Apt 1 Weslaco, TX	2.0	2.0	888	$750	$0.84	44d	1	1.26mi
1722 E Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	44d	1	1.28mi
1817 Stauffer St Weslaco, TX	3.0	2.0	1116	$1,200	$1.08	44d	1	1.29mi
2211 Tomatillo Dr Weslaco, TX	3.0	2.0	1361	$2,200	$1.62	24d	1	1.32mi
1909 Davenport St Unit 3 Weslaco, TX	3.0	2.0	1140	$1,175	$1.03	44d	1	1.34mi
1917 Davenport St Unit 1 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	44d	1	1.36mi
2108 Redbud Ln Unit 4 Weslaco, TX	2.0	2.0	920	$1,050	$1.14	44d	1	1.37mi
103 Audrey Dr Weslaco, TX	2.0	1.0	865	$750	$0.87	45d	1	1.38mi

Listing history 3 events

1. 2026-04-23
   status Pending
2. 2025-12-02
   listed $90,000 Active
3. 2022-08-16
   soldstatus

ⓘ 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: $2,124 · $177/mo
• Projected year-2 tax: $2,124 · $177/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 1/10 Low FEMA zone X · 0% 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: $11,835
• − Mortgage interest: −$5,041
• − Property taxes: −$2,124
• − Insurance: −$450
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$2,618
• Taxable loss: −$292
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $1,182/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

3 events — show timeline

• 2026-04-23 Pending — MCALLENMLS
• 2025-12-02 Listed $90,000 MCALLENMLS
• 2022-08-16 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,124 · +6.4% YoY. Source: county tax records.