1005 Sapphire Dr · Weslaco, TX 78599

$72,900

3 bd · 2.5 ba · 1,224 sqft · Manufactured public records · 190 Days on market

Built 1980 6,098 sqft lot ↓ 38% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.3/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 2-bath property with a bonus detached room —ideal for guests, extended family, office, or man cave! Enjoy a warm and inviting layout, spacious living areas, and a convenient location close to schools, shopping, and dining. A wonderful place to call home!

Key facts

• 6,098 sq ft lot
• Parking
• Built 1980

Property features AI

Finance

• Financial info: Escrow: 800
• HOA & community: No association

Exterior

• Parking: 1 total parking space; 1 covered space; 1 carport (no garage)
• Utilities: Public water; City sewer
• Home design: Not new construction; Living area reported from HidalgoCAD
• Construction: Wood siding construction; Crawl space foundation; Building area: 1,420 square feet
• Exterior features: Other exterior features; Partial fencing; Metal roof; Paved road access; Detached quarters on property

Interior

• Kitchen: Water heater (other) listed among appliances
• Bedrooms: Living areas: 2
• Flooring: Hardwood; Laminate; Tile; Vinyl; Other
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Cooling present; Wall units and window units for cooling
• Interior features: Countertops (other); Other interior features; Drapes and mini blinds on windows
• Laundry & utility: Washer included; Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $73k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: A N Rico El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 763 students, 91% FRL); Mary Hoge Middle (math 22% / reading 42%, grade F, #971 of 1,662 statewide, top 60%, 938 students, 93% FRL); Weslaco East H S (math 24% / reading 26%, grade F, #1,250 of 1,632 statewide, top 77%, 2,004 students, 86% FRL) — zoned schools average 90% FRL vs 59% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 234 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $504 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• 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 $64,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.61% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.09%
• DSCR: 1.89
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.3%
• Equity multiple: 1.49×
• Total profit: $10,013
• Equity at exit: $10,870

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $37,010
• Equity at exit: $6,303

Cash invested: $20,412 (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 78599

• Home prices YoY: -3.7%
• Active inventory: 234
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$382
• Tax from tax record: −$171 /mo · $2,051/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $342

Break-even live

Break-even rent $739

Max offer price $72,900

Occupancy floor 66%

Sensitivity live

Price	-10% $383	-5% $362	+0% $342	+5% $321	+10% $300
Rent	-10% $249	-5% $295	+0% $342	+5% $388	+10% $434
Rate	-1.0pp $378	-0.5pp $360	base $342	+0.5pp $323	+1.0pp $304

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4013 Jenna Ln Unit D Weslaco, TX	2.0	2.0	1012	$1,300	$1.28	44d	1	0.16mi
3601 E Mile 8 N Weslaco, TX	2.0	2.0	900	$1,095	$1.22	44d	1	0.26mi
1304 Petri Dr Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	44d	1	0.64mi
1416 Vani Dr Unit 1 Weslaco, TX	2.0	2.0	947	$990	$1.05	44d	1	0.73mi
1412 Vani Dr Unit 3 Weslaco, TX	2.0	2.0	960	$990	$1.03	44d	1	0.73mi
3900 Gabriela Dr Weslaco, TX	3.0	1.0	955	$1,150	$1.20	44d	1	0.76mi
2808 Rosemary Dr Unit 3 Weslaco, TX	3.0	2.0	1000	$1,100	$1.10	44d	1	1.06mi
712 Deanne Dr Unit 4 Weslaco, TX	3.0	2.0	1140	$1,400	$1.23	44d	1	1.19mi
608 Moar DR Weslaco, TX	3.0	2.0	1140	$1,300	$1.14	14d	1	1.19mi
2615 E Sugarcane Dr Weslaco, TX	2.0–4.0	2.0–4.0	1108	$972	$0.88	21d	8	1.26mi
3608 Bella Dr Unit 1 Weslaco, TX	3.0	2.0	1140	$1,300	$1.14	44d	1	1.28mi
1917 Davenport St Unit 1 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	44d	1	1.45mi
1909 Davenport St Unit 3 Weslaco, TX	3.0	2.0	1140	$1,175	$1.03	44d	1	1.47mi

Listing history 7 events

1. 2026-05-07
   status Pending
2. 2026-04-27
   historical Option
3. 2026-03-17
   price $72,900
4. 2026-02-02
   price $85,000
5. 2026-01-23
   price $99,900
6. 2025-11-24
   price $107,900
7. 2025-10-28
   listed $117,900 Active

ⓘ 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: $2,051 · $171/mo
• Projected year-2 tax: $2,051 · $171/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 4/10 Moderate
• 🌡 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: $14,054
• − Mortgage interest: −$4,084
• − Property taxes: −$2,051
• − Insurance: −$364
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$2,121
• Taxable income: $3,186
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $3,335/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): 35,400

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 (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%

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

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

-38.2% since first listed

7 events — show timeline

• 2026-05-07 Pending — MCALLENMLS
• 2026-04-27 Contingent — MCALLENMLS
• 2026-03-17 Price Changed $72,900 MCALLENMLS
• 2026-02-02 Price Changed $85,000 MCALLENMLS
• 2026-01-23 Price Changed $99,900 MCALLENMLS
• 2025-11-24 Price Changed $107,900 MCALLENMLS
• 2025-10-28 Listed $117,900 MCALLENMLS

Property tax history

+12.5%/yr

Latest (2025): $2,051 · +43.7% YoY. Source: county tax records.