1409 Beverly Ave · Weslaco, TX 78596

$468,000

None bd · None ba · 4,052 sqft · MultiFamily · 338 Days on market

Built 2024 Good condition 10,349 sqft lot $115/sqft · at area comps Est $481k · at est. $42/mo HOA · 4% of rent ↓ 4% 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 +17.1/30.0
• ARV discount +8.7/15.0
• DSCR +5.3/10.0
• 1% rule +4.7/10.0
• Appreciation +4.7/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0

Multi-family units

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

Listing remarks MLS

Income-Producing 4-Plex in Weslaco, TX - Built in 2024! Welcome to a newly built 4-plex investment opportunity in the heart of Weslaco, Texas! This modern multi-family property offers two spacious 2-bedroom, 2-bath units and two larger 3-bedroom, 2-bath units, perfectly suited for both seasoned investors and owner-occupants. Located minutes from major retail centers, popular restaurants, and a top-rated medical hospital with convenient access to key commuter routes and local amenities. This property is fully designed for income generation ideal for long-term rentals, house hacking (live in one unit and rent the others) or expanding your real estate portfolio with high-demand, quality rental units. Don’t miss this opportunity to own a turnkey multi-family property in one of the RGV's most rapidly growing markets!

Key facts

• Newly built
• Convenient access
• 0.24 acre lot

Tags

• INCOME-PRODUCING 4-PLEX
• NEWLY BUILT
• MODERN MULTI-FAMILY PROPERTY
• CONVENIENT ACCESS
• TURNKEY MULTI-FAMILY PROPERTY
• HIGH-DEMAND RENTAL UNITS

What this means for you Summary

Snapshot

• This is a 2×2bd/2ba + 2×3bd/2ba units multifamily listed at $468k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive. Per door: $80/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 $455k (2.7% below list).
• Recommended offer: $412k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: 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: 800 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 $502 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 338 days — a 12% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $411,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 338 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 8.6

CMA / ARV

• ARV (median comp): $481,097
• List price: $468,000
• Delta: -2.72%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 Dominion Dr	1.34mi	—/—	3,802 (-6%)	3mo	$479,000	$126	52
2909 Charlie Rd	1.44mi	—/—	3,802 (-6%)	5mo	$479,000	$126	51
1627 S Midway Rd	0.49mi	4/4.0	3,073 (-24%)	3mo	$645,000	$210	50
2900 Delta Rd	1.39mi	—/—	3,726 (-8%)	3mo	$479,000	$129	49
1803 N Forest Ln	0.93mi	4/4.0	3,683 (-9%)	5mo	$449,000	$122	46
2107 S Victoria Rd	0.99mi	4/5.0	3,617 (-11%)	5mo	$400,000	$111	43
1333 S Victoria Rd	0.85mi	5/3.0	3,121 (-23%)	4mo	$545,000	$175	37
618 W 11th St	1.21mi	4/2.5	3,307 (-18%)	6mo	$299,000	$90	35
806 Beryl Cir	0.86mi	4/4.0	4,637 (+14%)	8mo	$599,500	$129	34
1818 Forest Ln	0.98mi	4/3.5	3,402 (-16%)	8mo	$425,000	$125	34
1920 Forest Ln N	0.73mi	4/2.5	3,444 (-15%)	9mo	$399,500	$116	33
2724 Wildwood Dr	1.35mi	4/2.5	3,105 (-23%)	9mo	$439,900	$142	33

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-5,825
• Equity at exit: $122,381

10-year hold

• IRR: 5.2%
• Equity multiple: 1.53×
• Total profit: $69,093
• Equity at exit: $136,717

Cash invested: $131,040 (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 →

Active competition Active MLS

• For sale now: 5 active
• Median asking: $479,000 ($115/sqft)
• Median days on market: 197 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +2.8% 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: 37.1×

Monthly cashflow live

• Estimated rent: $4,554 high
• Mortgage (P&I): −$2,454
• Tax est. 1.5%: −$585 /mo · $7,020/yr
• Insurance: −$195
• HOA: −$42
• Vacancy / Maint / Mgmt: −$956
• Net cashflow: $321

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,100
▸ 2× units	3	2	$2,454
Total (4 units)			$4,554

Break-even live

Break-even rent $4,147

Max offer price $468,000

Occupancy floor 88%

Sensitivity live

Price	-10% $645	-5% $483	+0% $321	+5% $160	+10% $-2
Rent	-10% $-38	-5% $142	+0% $321	+5% $501	+10% $681
Rate	-1.0pp $557	-0.5pp $440	base $321	+0.5pp $200	+1.0pp $77

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: $117,000
• Closing costs: $14,040
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 Beverly Ave Unit 1 Weslaco, TX	2.0	2.0	986	$1,050	$1.06	93d	1	0.04mi
1322 Beverly Ave Unit 3 Weslaco, TX	3.0	2.0	1050	$1,350	$1.29	72d	1	0.08mi
1405 San Vicente Unit 1 Weslaco, TX	3.0	2.0	1064	$1,175	$1.10	16d	1	0.10mi
1319 San Vicente Unit 1 Weslaco, TX	3.0	2.0	1100	$1,350	$1.23	72d	1	0.12mi
1413 Vine Ave Unit 4 Weslaco, TX	3.0	2.0	1100	$1,300	$1.18	16d	1	0.16mi
2816 Brown St Unit B Weslaco, TX	2.0	2.0	1000	$950	$0.95	93d	1	0.41mi
1816 Columbia St Unit D Weslaco, TX	2.0	2.0	1000	$1,000	$1.00	16d	1	0.42mi
1900 Columbia St Unit D Weslaco, TX	2.0	2.0	1000	$1,050	$1.05	63d	1	0.46mi
3099 Briggs Rd Weslaco, TX	2.0	2.0	995	$1,200	$1.21	16d	1	1.05mi
3086 Briggs Rd Unit B Midway South, TX	2.0	3.0	1050	$1,300	$1.24	72d	1	1.06mi
222 S Westgate Dr Weslaco, TX	1.0	1.0	650	$670	$1.03	93d	1	1.13mi
222 S Westgate Dr Apt 6 Weslaco, TX	1.0	1.0	700	$680	$0.97	93d	1	1.13mi
222 S Westgate Dr Weslaco, TX	1.0	1.0	700	$680	$0.97	93d	1	1.13mi
3707 U.S. 83 Business Unit 333 Donna, TX	3.0	2.0	960	$899	$0.94	93d	1	1.31mi
3707 U.S. 83 Business Unit 442 Donna, TX	3.0	2.0	960	$799	$0.83	93d	1	1.31mi
3707 U.S. 83 Business Unit 464 Donna, TX	3.0	2.0	960	$799	$0.83	16d	1	1.31mi
3707 U.S. 83 Business Unit 431 Donna, TX	3.0	2.0	960	$799	$0.83	72d	1	1.31mi
408 Sparrow Rd Unit 2 Weslaco, TX	1.0	1.0	855	$1,150	$1.35	16d	1	1.37mi
1409 W Business 83 Unit 00 722 Weslaco, TX	1.0	1.0	550	$855	$1.55	93d	1	1.38mi
412 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	72d	1	1.39mi
503 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1000	$1,300	$1.30	70d	1	1.42mi
2613 Mockingbird Rd Unit D Weslaco, TX	2.0	2.0	973	$1,200	$1.23	93d	1	1.46mi

Listing history 50 events

1. 2026-08-08
   days on market $468,000 Active 338 DOM
2. 2026-08-07
   days on market $468,000 Active 337 DOM
3. 2026-08-06
   days on market $468,000 Active 336 DOM
4. 2026-08-05
   days on market $468,000 Active 335 DOM
5. 2026-08-04
   days on market $468,000 Active 334 DOM
6. 2026-08-03
   days on market $468,000 Active 333 DOM
7. 2026-07-31
   days on market $468,000 Active 330 DOM
8. 2026-07-30
   days on market $468,000 Active 329 DOM
9. 2026-07-29
   days on market $468,000 Active 328 DOM
10. 2026-07-27
    days on market $468,000 Active 326 DOM
11. 2026-07-26
    days on market $468,000 Active 325 DOM
12. 2026-07-24
    days on market $468,000 Active 323 DOM
13. 2026-07-23
    days on market $468,000 Active 322 DOM
14. 2026-07-22
    days on market $468,000 Active 321 DOM
15. 2026-07-21
    days on market $468,000 Active 320 DOM
16. 2026-07-20
    days on market $468,000 Active 319 DOM
17. 2026-07-18
    days on market $468,000 Active 317 DOM
18. 2026-07-17
    days on market $468,000 Active 316 DOM
19. 2026-07-16
    days on market $468,000 Active 315 DOM
20. 2026-07-14
    days on market $468,000 Active 313 DOM
21. 2026-07-13
    days on market $468,000 Active 312 DOM
22. 2026-07-12
    days on market $468,000 Active 311 DOM
23. 2026-07-11
    days on market $468,000 Active 310 DOM
24. 2026-07-10
    days on market $468,000 Active 309 DOM
25. 2026-07-09
    days on market $468,000 Active 308 DOM
26. 2026-07-07
    days on market $468,000 Active 306 DOM
27. 2026-07-06
    days on market $468,000 Active 305 DOM
28. 2026-07-05
    days on market $468,000 Active 304 DOM
29. 2026-07-05
    days on market $468,000 Active 303 DOM
30. 2026-07-03
    days on market $468,000 Active 302 DOM
31. 2026-07-02
    days on market $468,000 Active 301 DOM
32. 2026-07-01
    days on market $468,000 Active 300 DOM
33. 2026-06-30
    days on market $468,000 Active 299 DOM
34. 2026-06-29
    days on market $468,000 Active 298 DOM
35. 2026-06-28
    days on market $468,000 Active 297 DOM
36. 2026-06-27
    days on market $468,000 Active 296 DOM
37. 2026-06-26
    days on market $468,000 Active 295 DOM
38. 2026-06-23
    days on market $468,000 Active 292 DOM
39. 2026-06-22
    days on market $468,000 Active 291 DOM
40. 2026-06-21
    days on market $468,000 Active 290 DOM
41. 2026-06-21
    days on market $468,000 Active 289 DOM
42. 2026-06-18
    days on market $468,000 Active 287 DOM
43. 2026-06-17
    days on market $468,000 Active 286 DOM
44. 2026-06-16
    days on market $468,000 Active 285 DOM
45. 2026-06-15
    days on market $468,000 Active 284 DOM
46. 2026-06-15
    days on market $468,000 Active 283 DOM
47. 2026-06-13
    days on market $468,000 Active 282 DOM
48. 2026-06-12
    days on market $468,000 Active 281 DOM
49. 2026-06-09
    days on market $468,000 Active 278 DOM
50. 2026-06-08
    days on market $468,000 Active 277 DOM

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

Taxation est. · year 1

• Rental income: $54,648
• − Mortgage interest: −$26,215
• − Property taxes: −$7,020
• − Insurance: −$2,340
• − Repairs & maintenance: −$4,372
• − Management: −$4,372
• − HOA: −$504
• − Depreciation: −$13,615
• Taxable loss: −$3,790
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $4,766/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 · 12 photos

Good 80/100 None rehab

This newly built 4-plex in Weslaco, TX is in excellent condition with modern finishes and ample space. It is ready for immediate occupancy and can be further enhanced with minor updates to the exterior and interior.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more tenants. ↑
• Both Painting interior walls — Fresh paint can make the home more appealing and increase its value. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more tenants. ↑
• Both Painting interior walls — Fresh paint can make the home more appealing and increase its value. ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Memorial El D- TX #1,133/4,322 Nat'l #15,897/41,679 Middle Central Middle F TX #786/1,662 Nat'l #7,065/14,009 High Weslaco H S F TX #1,147/1,632 Nat'l #11,621/17,239

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

-4.5% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $468,000 MCALLENMLS
• 2026-01-26 Price Changed $478,000 MCALLENMLS
• 2025-09-04 Listed $483,000 MCALLENMLS
• 2025-06-09 Listed $484,900 MCALLENMLS
• 2025-02-03 Price Changed $484,900 MCALLENMLS
• 2024-07-30 Listed $489,900 MCALLENMLS