4306 Vida Santa · Weslaco, TX 78596

$345,000

3 bd · 2.5 ba · 1,965 sqft · Land · 26 Days on market

Built 2026 9,161 sqft lot $176/sqft · 5% above area Est $328k · 5% over $83/mo HOA · 3% 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 +14.2/30.0
• ARV discount +5.1/15.0
• Appreciation +4.7/10.0
• DSCR +4.3/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Beautiful new construction home located in the highly desirable Tierra Santa Golf Club community in Weslaco — home to the city’s only golf course. This traditional-style 3-bedroom, 2.5-bath home features a spacious open-concept layout, high decorative ceilings, quality finishes, and a seamless flow designed for comfortable living and entertaining. The thoughtfully designed kitchen opens directly into the living and dining areas, creating the perfect space for gatherings. Move-in ready with professional landscaping and a sprinkler system already installed. Enjoy the upscale lifestyle and amenities Tierra Santa has to offer, including a championship golf course, clubhouse, on-site

Key facts

• Sprinkler system
• 9,161 sq ft lot
• 2 garage spots

Tags

• NEW CONSTRUCTION HOME
• SPACIOUS OPEN-CONCEPT LAYOUT
• THOUGHTFULLY DESIGNED KITCHEN
• PROFESSIONAL LANDSCAPING
• SPRINKLER SYSTEM
• CHAMPIONSHIP GOLF COURSE

Property features AI

Finance

• Other: Property located in Tierra Santa community
• HOA & community: Mandatory homeowners association; Annual association fee of $990; POA transfer fee applies; Community amenities include clubhouse, golf, pool, and sidewalks

Exterior

• Parking: Attached 2-car garage with garage door opener; Garage faces rear; Two covered parking spaces (total)
• Security: Smoke detectors
• Utilities: Public water; City sewer; Electric service
• Home design: Brick and stone construction; Metal roof; Slab foundation; Seller-measured living area
• Construction: Brick and stone exterior; Metal roof; Slab foundation
• Exterior features: Patio; Sprinkler system; Professional landscaping; Irrigated and landscaped lot; Alley access; Located on a golf course; Paved road

Interior

• Kitchen: Disposal; Electric water heater
• Bedrooms: Primary bedroom with walk-in closet
• Flooring: Porcelain tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Thermostat (energy feature)
• Interior features: Quartz countertops; Double-pane windows; Window coverings; Porcelain tile flooring
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $345k.

Deal economics

• At list price, monthly cash flow is $56 ($670/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (18.8% below list).
• Recommended offer: $280k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Memorial El (math 40% / reading 50%, grade D-, #1,133 of 4,322 statewide, top 27%, 1,075 students, 67% 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).
• Market conditions: 711 active listings in the ZIP; 1 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 $370 of equity ($2k loan paydown + $-2k 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 26 days — a 2% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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; moderate 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 $280,000 (18.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.81% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (median comp): $327,779
• List price: $345,000
• Delta: 2.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.7%
• Equity multiple: 0.83×
• Total profit: $-15,995
• Equity at exit: $90,217

10-year hold

• IRR: 2.6%
• Equity multiple: 1.26×
• Total profit: $25,214
• Equity at exit: $100,785

Cash invested: $96,600 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$144
• HOA: −$83
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $56

Break-even live

Break-even rent $2,729

Max offer price $345,000

Occupancy floor 93%

Sensitivity live

Price	-10% $251	-5% $154	+0% $56	+5% $-42	+10% $-139
Rent	-10% $-165	-5% $-55	+0% $56	+5% $166	+10% $277
Rate	-1.0pp $230	-0.5pp $144	base $56	+0.5pp $-34	+1.0pp $-124

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3818 Tierra Escondida Weslaco, TX	3.0	3.5	1846	$2,800	$1.52	45d	1	0.33mi

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: landscaping

Listing history 40 events

1. 2026-06-21
   days on market $345,000 Active 26 DOM
2. 2026-06-21
   days on market $345,000 Active 25 DOM
3. 2026-06-18
   days on market $345,000 Active 23 DOM
4. 2026-06-17
   days on market $345,000 Active 22 DOM
5. 2026-06-16
   days on market $345,000 Active 21 DOM
6. 2026-06-15
   days on market $345,000 Active 20 DOM
7. 2026-06-15
   days on market $345,000 Active 19 DOM
8. 2026-06-13
   days on market $345,000 Active 18 DOM
9. 2026-06-12
   days on market $345,000 Active 17 DOM
10. 2026-06-09
    days on market $345,000 Active 14 DOM
11. 2026-06-08
    days on market $345,000 Active 13 DOM
12. 2026-06-08
    days on market $345,000 Active 12 DOM
13. 2026-06-07
    days on market $345,000 Active 11 DOM
14. 2026-06-03
    days on market $345,000 Active 8 DOM
15. 2026-06-02
    days on market $345,000 Active 7 DOM
16. 2026-06-01
    days on market $345,000 Active 6 DOM
17. 2026-05-31
    days on market $345,000 Active 5 DOM
18. 2026-04-22
    price $334,900
19. 2026-03-30
    listed $340,000 Active
20. 2026-03-22
    price $340,000
21. 2026-03-16
    price $346,000
22. 2026-02-09
    listed $349,000 Active
23. 2025-06-24
    soldstatus
24. 2025-06-23
    soldstatus Sold
25. 2025-06-18
    status Pending
26. 2025-06-13
    historical Option
27. 2025-02-13
    listed $59,500 Active
28. 2021-05-19
    soldstatus
29. 2020-09-01
    soldstatus
30. 2020-09-01
    price $27,000
31. 2020-08-31
    soldstatus Sold
32. 2020-08-25
    status Pending
33. 2020-07-17
    price $33,000
34. 2019-06-19
    price $33,000
35. 2019-02-12
    price $35,000
36. 2018-09-17
    listed $43,000 Active
37. 2013-06-25
    soldstatus
38. 2013-06-14
    soldstatus
39. 2013-05-15
    listed $18,000
40. 2000-05-31
    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: $1,442 · $120/mo
• Projected year-2 tax: $6,314 · $526/mo
• Expected delta: +$4,871/yr (+$406/mo · 337.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $33,600
• − Mortgage interest: −$19,325
• − Property taxes: −$1,442
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − HOA: −$996
• − Depreciation: −$10,036
• Taxable loss: −$5,301
• Est. tax savings @ 24.0%: +$1,272
• After-tax cash flow: $1,943/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

+1816.7% since first listed

24 events — show timeline

• 2026-05-26 Listed $345,000 MCALLENMLS
• 2026-04-22 Price Changed $334,900 MCALLENMLS
• 2026-03-30 Listed $340,000 MCALLENMLS
• 2026-03-22 Price Changed $340,000 MCALLENMLS
• 2026-03-16 Price Changed $346,000 MCALLENMLS
• 2026-02-09 Listed $349,000 MCALLENMLS
• 2025-06-24 Sold (Public Records) — Public Records
• 2025-06-23 Sold (MLS) — MCALLENMLS
• 2025-06-18 Pending — MCALLENMLS
• 2025-06-13 Contingent — MCALLENMLS
• 2025-02-13 Listed $59,500 MCALLENMLS
• 2021-05-19 Sold (Public Records) — Public Records
• 2020-09-01 Sold (Public Records) — Public Records
• 2020-09-01 Price Changed $27,000 MCALLENMLS
• 2020-08-31 Sold (MLS) — MCALLENMLS
• 2020-08-25 Pending — MCALLENMLS
• 2020-07-17 Price Changed $33,000 MCALLENMLS
• 2019-06-19 Price Changed $33,000 MCALLENMLS
• 2019-02-12 Price Changed $35,000 MCALLENMLS
• 2018-09-17 Listed $43,000 MCALLENMLS
• 2013-06-25 Sold (Public Records) — Public Records
• 2013-06-14 Sold (MLS) — MCALLENMLS
• 2013-05-15 Listed $18,000 MCALLENMLS
• 2000-05-31 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,442 · -14.7% YoY. Source: county tax records.