2602 Clearview St · Weslaco, TX 78596

$470,000

None bd · None ba · 3,848 sqft · MultiFamily · 212 Days on market

Built 2024 Good condition 8,712 sqft lot $122/sqft · at area comps Est $487k · at est. ↓ 1% since listing

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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 +15.9/30.0
• ARV discount +9.1/15.0
• DSCR +4.9/10.0
• Appreciation +4.7/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

FULLY LEASED!!! $50,400 gross yearly rental income!!! Take this opportunity to generate plenty of cash flow. With current market condition, this gem of a property has the potential to give back and then some. Choose this property as a strategic investment choice. Generate and acquire reliable cash flow and financial stability. This marvelous 4 Plex is located in a knowingly great position in Weslaco, TX! Within minutes of Weslaco East High School, a high dense medical area (Knapp Medical Center) and Interstate 2, this placement allows for major traffic flow, visibility and therefore, extreme potential growth and future revenue. Today is your chance to get a hold of this golden opportunity, take a chance and make this your next investment!

Key facts

• 8,712 sq ft lot
• 4 garage spots
• Built 2024

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2-bath units multifamily listed at $470k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive. Per door: $57/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $440k (6.4% below list).
• Recommended offer: $414k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.2% 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: Dr R E Margo El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 914 students, 87% FRL); Armando Cuellar Middle (math 22% / reading 31%, grade F, #1,200 of 1,662 statewide, top 73%, 626 students, 88% 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 87% FRL vs 59% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 800 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $503 of equity ($3k loan paydown + $-3k 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 212 days — a 12% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $413,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $487,190
• List price: $470,000
• Delta: -3.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1702 Playa St	0.82mi	—/—	3,950 (+3%)	0mo	$485,000	$123	60
1912 Redbud Ln	0.62mi	—/—	4,002 (+4%)	16mo	$475,000	$119	51
1405 Alta Vista Dr	0.76mi	—/—	4,120 (+7%)	5mo	$425,000	$103	49
1612 Shadow Crk	0.88mi	—/—	4,100 (+6%)	7mo	$485,000	$118	48
1621 Shadow Crk	0.92mi	—/—	4,100 (+6%)	7mo	$485,000	$118	48
1514 Playa Dr	0.72mi	—/—	4,200 (+9%)	4mo	$487,000	$116	48
1506 Playa Dr	0.70mi	—/—	4,050 (+5%)	14mo	$480,000	$119	47
1626 Playa Dr	0.79mi	—/—	4,200 (+9%)	4mo	$485,000	$115	47
1618 Playa Dr	0.75mi	—/—	4,200 (+9%)	10mo	$478,000	$114	42
705 Deanne Dr	0.74mi	—/—	4,394 (+14%)	5mo	$550,000	$125	38
3822 Las Vistas Ln	0.86mi	—/—	4,386 (+14%)	8mo	$470,000	$107	35
1723 Stauffer St	0.76mi	—/—	4,446 (+16%)	19mo	$495,000	$111	24

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: -2.0%
• Equity multiple: 0.91×
• Total profit: $-11,920
• Equity at exit: $122,904

10-year hold

• IRR: 4.3%
• Equity multiple: 1.43×
• Total profit: $56,208
• Equity at exit: $137,301

Cash invested: $131,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 1 under contract
• Months of supply: 20.4 mo (5%/mo absorbed)
• Median asking: $469,000 ($116/sqft)
• Median days on market: 105 d
• This list price: 53% of active listings are priced below it
• ARV vs active asking: +8.7% vs current asking $/sqft

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

ZIP-level market 78596

• Home prices YoY: -0.2%
• Active inventory: 800
• Price-to-rent: 35.6×

Monthly cashflow live

• Estimated rent: $4,400 high
• Mortgage (P&I): −$2,465
• Tax est. 1.5%: −$588 /mo · $7,050/yr
• Insurance: −$196
• HOA: −$0
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $228

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,400
Total (4 units)			$4,400

Break-even live

Break-even rent $4,111

Max offer price $470,000

Occupancy floor 90%

Sensitivity live

Price	-10% $553	-5% $390	+0% $228	+5% $66	+10% $-97
Rent	-10% $-120	-5% $54	+0% $228	+5% $402	+10% $576
Rate	-1.0pp $465	-0.5pp $347	base $228	+0.5pp $106	+1.0pp $-18

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: $117,500
• Closing costs: $14,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 S Pleasantview Dr Unit B Weslaco, TX	2.0	2.0	—	$1,100	—	93d	1	0.01mi
819 S Pleasantview Dr Unit B Weslaco, TX	2.0	2.0	—	$1,100	—	93d	1	0.02mi
905 S Pleasantview Dr Unit D Weslaco, TX	2.0	2.0	—	$1,100	—	93d	1	0.03mi
624 S Pleasantview Dr Unit office Weslaco, TX	3.0	1.5	—	$1,000	—	93d	1	0.21mi
624 S Pleasantview Dr Unit 1 Weslaco, TX	1.0	1.0	—	$700	—	93d	1	0.21mi
624 S Pleasantview Dr Unit 2B Weslaco, TX	2.0	1.0	—	$790	—	93d	1	0.21mi
2108 Redbud Ln Unit 4 Weslaco, TX	2.0	2.0	920	$1,050	$1.14	93d	1	0.59mi
1812 Redbud Ln Unit 1 Weslaco, TX	2.0	2.0	874	$1,025	$1.17	93d	1	0.66mi
608 Moar DR Weslaco, TX	3.0	2.0	1140	$1,300	$1.14	62d	1	0.66mi
3608 Bella Dr Unit 1 Weslaco, TX	3.0	2.0	1140	$1,300	$1.14	93d	1	0.69mi
1511 Playa Dr Unit 2 Progreso Lakes, TX	3.0	2.0	987	$1,250	$1.27	93d	1	0.72mi
1404 Alta Vista Dr Unit 3 Progreso Lakes, TX	2.0	2.0	985	$1,075	$1.09	93d	1	0.72mi
1804 Stauffers St #3 Weslaco, TX	2.0	2.0	840	$1,000	$1.19	93d	1	0.72mi
1817 Stauffer St Weslaco, TX	3.0	2.0	1116	$1,200	$1.08	93d	1	0.73mi
1306 E 11th St Unit 11 Weslaco, TX	2.0	2.0	900	$875	$0.97	93d	1	0.73mi
1603 Playa Dr Unit 3 Weslaco, TX	2.0	2.0	1100	$1,150	$1.05	93d	1	0.73mi
1722 E Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	93d	1	0.74mi
712 Deanne Dr Unit 4 Weslaco, TX	3.0	2.0	1140	$1,400	$1.23	93d	1	0.74mi
1917 Davenport St Unit 1 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	93d	1	0.75mi
1416 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	985	$1,025	$1.04	93d	1	0.75mi
1805 Stauffers St Unit 3 Weslaco, TX	3.0	2.0	1116	$1,150	$1.03	93d	1	0.75mi
1424 Alta Vista Dr Apt 1 Progreso Lakes, TX	2.0	2.0	825	$995	$1.21	93d	1	0.76mi
1909 Davenport St Unit 3 Weslaco, TX	3.0	2.0	1140	$1,175	$1.03	93d	1	0.77mi
1413 Alta Vista Dr Unit 4 Progreso Lakes, TX	3.0	2.0	1087	$1,150	$1.06	93d	1	0.77mi
1804 Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,125	$1.20	93d	1	0.78mi
1630 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	935	$1,095	$1.17	93d	1	0.79mi
3701 Bella Costa Dr Unit 5 Weslaco, TX	2.0	2.0	—	$975	—	93d	1	0.80mi
1723 Davenport St Unit 2 Weslaco, TX	3.0	2.0	1140	$1,175	$1.03	93d	1	0.81mi
1635 Playa Dr Unit 1 Weslaco, TX	2.0	2.0	988	$1,095	$1.11	93d	1	0.82mi
1604 Shadow CRK Unit 1 Weslaco, TX	2.0	2.0	4100	$1,150	$0.28	93d	1	0.82mi
610 S Hospital Dr Unit A9 Weslaco, TX	1.0	1.0	600	$795	$1.32	93d	1	0.82mi
3808 Las Vistas Ln Unit 1 Weslaco, TX	2.0	2.0	928	$1,100	$1.19	93d	1	0.83mi
3814 Bella Costa Dr Unit 2 Weslaco, TX	3.0	2.0	1087	$1,175	$1.08	93d	1	0.85mi
3921 Las Vistas Ln Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	93d	1	0.89mi
3912 Las Vistas Ln Unit 1 Weslaco, TX	2.0	2.0	4200	$1,050	$0.25	93d	1	0.90mi
3918 Las Vistas Ln Unit 4 Weslaco, TX	2.0	2.0	1061	$1,125	$1.06	93d	1	0.92mi
1501 E 1st St Weslaco, TX	3.0	2.0	1781	$1,400	$0.79	93d	1	1.05mi
2101 Brightwood Ave Weslaco, TX	3.0	2.0	1494	$1,750	$1.17	93d	1	1.06mi
1601 S Bridge Ave Unit 50 Weslaco, TX	1.0	1.0	—	$845	—	93d	1	1.08mi
1601 S Bridge Ave Unit 103 Weslaco, TX	3.0	1.5	—	$1,488	—	93d	1	1.10mi

Listing history 50 events

1. 2026-08-08
   days on market $470,000 Active 212 DOM
2. 2026-08-07
   days on market $470,000 Active 211 DOM
3. 2026-08-06
   days on market $470,000 Active 210 DOM
4. 2026-08-05
   days on market $470,000 Active 209 DOM
5. 2026-08-04
   days on market $470,000 Active 208 DOM
6. 2026-08-03
   days on market $470,000 Active 207 DOM
7. 2026-07-31
   days on market $470,000 Active 204 DOM
8. 2026-07-30
   days on market $470,000 Active 203 DOM
9. 2026-07-29
   days on market $470,000 Active 202 DOM
10. 2026-07-27
    days on market $470,000 Active 200 DOM
11. 2026-07-26
    days on market $470,000 Active 199 DOM
12. 2026-07-24
    days on market $470,000 Active 197 DOM
13. 2026-07-23
    days on market $470,000 Active 196 DOM
14. 2026-07-22
    days on market $470,000 Active 195 DOM
15. 2026-07-21
    days on market $470,000 Active 194 DOM
16. 2026-07-20
    days on market $470,000 Active 193 DOM
17. 2026-07-18
    days on market $470,000 Active 191 DOM
18. 2026-07-17
    days on market $470,000 Active 190 DOM
19. 2026-07-16
    days on market $470,000 Active 189 DOM
20. 2026-07-14
    days on market $470,000 Active 187 DOM
21. 2026-07-13
    days on market $470,000 Active 186 DOM
22. 2026-07-12
    days on market $470,000 Active 185 DOM
23. 2026-07-11
    days on market $470,000 Active 184 DOM
24. 2026-07-10
    days on market $470,000 Active 183 DOM
25. 2026-07-09
    days on market $470,000 Active 182 DOM
26. 2026-07-07
    days on market $470,000 Active 180 DOM
27. 2026-07-06
    days on market $470,000 Active 179 DOM
28. 2026-07-05
    days on market $470,000 Active 178 DOM
29. 2026-07-05
    days on market $470,000 Active 177 DOM
30. 2026-07-03
    days on market $470,000 Active 176 DOM
31. 2026-07-02
    days on market $470,000 Active 175 DOM
32. 2026-07-01
    days on market $470,000 Active 174 DOM
33. 2026-06-30
    days on market $470,000 Active 173 DOM
34. 2026-06-29
    days on market $470,000 Active 172 DOM
35. 2026-06-28
    days on market $470,000 Active 171 DOM
36. 2026-06-27
    days on market $470,000 Active 170 DOM
37. 2026-06-26
    days on market $470,000 Active 169 DOM
38. 2026-06-23
    days on market $470,000 Active 166 DOM
39. 2026-06-22
    days on market $470,000 Active 165 DOM
40. 2026-06-21
    days on market $470,000 Active 164 DOM
41. 2026-06-21
    days on market $470,000 Active 163 DOM
42. 2026-06-18
    days on market $470,000 Active 161 DOM
43. 2026-06-17
    days on market $470,000 Active 160 DOM
44. 2026-06-16
    days on market $470,000 Active 159 DOM
45. 2026-06-15
    days on market $470,000 Active 158 DOM
46. 2026-06-15
    days on market $470,000 Active 157 DOM
47. 2026-06-13
    days on market $470,000 Active 156 DOM
48. 2026-06-12
    days on market $470,000 Active 155 DOM
49. 2026-06-09
    days on market $470,000 Active 152 DOM
50. 2026-06-08
    days on market $470,000 Active 151 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $52,800
• − Mortgage interest: −$26,327
• − Property taxes: −$7,050
• − Insurance: −$2,350
• − Repairs & maintenance: −$4,224
• − Management: −$4,224
• − Depreciation: −$13,673
• Taxable loss: −$5,048
• Est. tax savings @ 24.0%: +$1,212
• After-tax cash flow: $3,947/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 · 3 photos

Good 80/100 None rehab

This 4-unit property is in good condition with no major repairs needed. It offers a great investment opportunity with potential for rental income and appreciation.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more tenants. ↑
• Rental HVAC maintenance — A clean and efficient HVAC system is crucial for tenant satisfaction and reduces utility costs. ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Dr R E Margo El F TX #3,583/4,322 Nat'l #33,738/41,679 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): 38,942
• Household income: $53,797
• Rent vs Own: 35.5% rent · 64.5% 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 (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%

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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: ▼ -0.58%
• Current HPI: 261.5117
• 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

-1.1% since first listed

4 events — show timeline

• 2026-01-08 Listed $470,000 MCALLENMLS
• 2025-05-08 Price Changed $473,000 MCALLENMLS
• 2025-03-13 Price Changed $474,000 MCALLENMLS
• 2024-11-05 Listed $475,000 MCALLENMLS