720 N Padre Ave · Weslaco, TX 78596

$135,000

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 4 Days on market

Built 1980 6,250 sqft lot Est $177k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.7/30.0
• Appreciation +4.7/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

HUD Case #495-671376. Square Footage information is from the FHA Appraisal and is deemed to be reliable but not guaranteed. All HUD homes are sold AS-IS. Seller will not allow any type of repairs prior to closing. Bid deadline is 07/3/11. $3,300 repair escrow if FHA insured financing.

Key facts

• Gas cooktop
• Decorative ceilings
• Prime location

Tags

• SPACIOUS LAYOUT
• PRIME LOCATION
• BLACK WROUGHT IRON FENCE
• CUSTOM WOOD CABINETRY
• GAS COOKTOP
• DECORATIVE CEILINGS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: 2 covered parking spaces; 2-car carport (no garage)
• Utilities: Public water; City sewer
• Home design: Not new construction
• Construction: Brick and stucco construction; Slab foundation; Composition shingle roof; Built prior to 2025
• Exterior features: Manual gate; Wood fencing; Mature trees; Paved road access

Interior

• Kitchen: Electric water heater; No conveying appliances
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Interior features: Tile flooring; Laminate countertops; No window coverings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-40 ($-479/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (11.1% below list).
• Recommended offer: $120k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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); Armando Cuellar Middle (math 22% / reading 31%, grade F, #1,200 of 1,662 statewide, top 73%, 626 students, 88% 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 82% FRL vs 59% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 711 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $144 of equity ($933 loan paydown + $-789 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,021 (11.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $176,988
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
—	0.15mi	3/1.0	1,280 (+6%)	5mo	$179,900	$141	78
621 N Nevada Ave	0.13mi	3/2.0	1,156 (-4%)	10mo	$170,000	$147	76
1903 E Llano Grande St	0.48mi	3/2.0	1,202 (-0%)	10mo	$200,000	$166	65
803 E Agostadero St	0.39mi	3/2.0	1,268 (+5%)	11mo	$50,000	$39	59
725 E Los Torritos St	0.40mi	3/1.0	1,080 (-10%)	6mo	$166,000	$154	59
1825 Largo St	0.52mi	3/2.0	1,130 (-6%)	6mo	$179,900	$159	56
231 Johann Ave	0.66mi	4/2.0 (+1)	1,226 (+2%)	5mo	$160,000	$131	53
814 N Martinez Ave	0.41mi	3/2.0	1,074 (-11%)	8mo	$159,900	$149	53
1204 E 2nd St	0.60mi	4/1.5 (+1)	1,152 (-4%)	8mo	$120,000	$104	52
835 N Martinez Ave	0.42mi	3/2.0	1,074 (-11%)	10mo	$160,000	$149	50
1308 E 2nd St	0.58mi	3/2.0	1,088 (-10%)	7mo	$145,000	$133	47
103 Grace Ave	0.63mi	2/1.0 (-1)	1,068 (-11%)	8mo	$60,000	$56	40

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: -6.0%
• Equity multiple: 0.73×
• Total profit: $-10,103
• Equity at exit: $35,302

10-year hold

• IRR: 0.5%
• Equity multiple: 1.05×
• Total profit: $1,820
• Equity at exit: $39,438

Cash invested: $37,800 (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: 711
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$708
• Tax from tax record: −$224 /mo · $2,686/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-40

Break-even live

Break-even rent $1,251

Max offer price $127,949

Occupancy floor 98%

Sensitivity live

Price	-10% $37	-5% $-2	+0% $-40	+5% $-78	+10% $-116
Rent	-10% $-135	-5% $-87	+0% $-40	+5% $7	+10% $55
Rate	-1.0pp $28	-0.5pp $-6	base $-40	+0.5pp $-75	+1.0pp $-110

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1601 S Airport Dr Unit 261 Weslaco, TX	2.0	2.0	912	$1,500	$1.64	45d	1	0.33mi
1601 S Airport Dr Unit 283 Weslaco, TX	3.0	2.0	1033	$1,600	$1.55	45d	1	0.33mi
622 E Llano Grande St Weslaco, TX	3.0	2.0	1100	$1,500	$1.36	45d	1	0.61mi
309 E Mesquite St Weslaco, TX	3.0	2.0	1100	$1,400	$1.27	45d	1	0.66mi
1723 Davenport St Unit 2 Weslaco, TX	3.0	2.0	1140	$1,175	$1.03	45d	1	0.71mi
1804 Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,125	$1.20	46d	1	0.74mi
1909 Davenport St Unit 3 Weslaco, TX	3.0	2.0	1140	$1,175	$1.03	45d	1	0.74mi
1917 Davenport St Unit 1 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	45d	1	0.76mi
1805 Stauffers St Unit 3 Weslaco, TX	3.0	2.0	1116	$1,150	$1.03	45d	1	0.77mi
1722 E Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	45d	1	0.78mi
1817 Stauffer St Weslaco, TX	3.0	2.0	1116	$1,200	$1.08	45d	1	0.78mi
1804 Stauffers St #3 Weslaco, TX	2.0	2.0	840	$1,000	$1.19	45d	1	0.80mi
1812 Redbud Ln Unit 1 Weslaco, TX	2.0	2.0	874	$1,025	$1.17	45d	1	0.87mi
2108 Redbud Ln Unit 4 Weslaco, TX	2.0	2.0	920	$1,050	$1.14	45d	1	0.91mi
3814 Bella Costa Dr Unit 3 Weslaco, TX	2.0	2.0	987	$1,025	$1.04	45d	1	0.92mi
3707 Las Vistas Ln Apt 1 Weslaco, TX	2.0	2.0	987	$1,025	$1.04	45d	1	0.92mi
1412 Vani Dr Unit 3 Weslaco, TX	2.0	2.0	960	$990	$1.03	45d	1	1.01mi
1416 Vani Dr Unit 1 Weslaco, TX	2.0	2.0	947	$990	$1.05	45d	1	1.01mi
1304 Petri Dr Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	45d	1	1.05mi
617 E Washington St Unit 4 Weslaco, TX	3.0	2.0	1000	$900	$0.90	45d	1	1.07mi
607 E Washington St Weslaco, TX	3.0	2.0	1000	$900	$0.90	45d	1	1.08mi
815 E Sugarcane Dr Unit E4 Weslaco, TX	2.0	1.5	1124	$1,200	$1.07	45d	1	1.10mi
2808 Rosemary Dr Unit 3 Weslaco, TX	3.0	2.0	1000	$1,100	$1.10	45d	1	1.34mi
2615 E Sugarcane Dr Weslaco, TX	2.0–4.0	2.0–4.0	1108	$972	$0.88	23d	8	1.37mi
1306 E 11th St Unit 11 Weslaco, TX	2.0	2.0	900	$875	$0.97	45d	1	1.47mi

Listing history 4 events

1. 2026-06-21
   days on market $135,000 Active 4 DOM
2. 2026-06-21
   days on market $135,000 Active 3 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $135,000 Active 1 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: $2,686 · $224/mo
• Projected year-2 tax: $2,686 · $224/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 (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $14,403
• − Mortgage interest: −$7,562
• − Property taxes: −$2,686
• − Insurance: −$675
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,927
• Taxable loss: −$2,753
• Est. tax savings @ 24.0%: +$661
• After-tax cash flow: $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

+303.0% since first listed

5 events — show timeline

• 2026-06-17 Listed $135,000 MCALLENMLS
• 2011-08-16 Sold (MLS) — MCALLENMLS
• 2011-07-07 Delisted — MCALLENMLS
• 2011-06-24 Listed $33,500 MCALLENMLS
• 2003-09-17 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,686 · +19.8% YoY. Source: county tax records.