2104 Stauffer St · Weslaco, TX 78596

$430,000

None bd · None ba · 4,002 sqft · MultiFamily · 332 Days on market

Built 2022 Good condition 10,781 sqft lot $107/sqft · 8% below area Est $469k · 8% under $50/mo HOA · 5% of rent ↓ 7% 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 +19.4/30.0
• ARV discount +11.2/15.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• Appreciation +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0

Multi-family units

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

Listing remarks MLS

Like-New fourplex in a very nice area of Weslaco, convenient location close to Exp 83 with great rental history. Covered carports. All appliances convey. Very well kept, super clean and quiet neighborhood. ALL units are rented with great income and strong tenants.

Key facts

• Covered carports
• Convenient location
• Quiet neighborhood

Tags

• CONVENIENT LOCATION
• COVERED CARPORTS
• GREAT RENTAL HISTORY
• ALL APPLIANCES CONVEY
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $430k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive. Per door: $121/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $430k).
• Recommended offer: $378k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 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 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 $461 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.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $120k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 332 days — a 12% lower offer ($378k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $378,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 332 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: 1.03% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (median comp): $468,828
• List price: $430,000
• Delta: -8.28%
• Verdict: FAIR
• Comps: 7 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	1.47mi	—/—	3,950 (-1%)	0mo	$485,000	$123	63
1405 Alta Vista Dr	1.35mi	—/—	4,120 (+3%)	5mo	$425,000	$103	56
1626 Playa Dr	1.43mi	—/—	4,200 (+5%)	4mo	$485,000	$115	54
412 Retama Ln	0.18mi	—/—	3,074 (-23%)	15mo	$429,000	$140	54
1514 Playa Dr	1.36mi	—/—	4,200 (+5%)	4mo	$487,000	$116	53
1506 Playa Dr	1.34mi	—/—	4,050 (+1%)	14mo	$480,000	$119	52
1618 Playa Dr	1.40mi	—/—	4,200 (+5%)	10mo	$478,000	$114	49
1318 San Vicente Dr	1.29mi	—/—	4,160 (+4%)	15mo	$495,000	$119	46
705 Deanne Dr	1.07mi	—/—	4,394 (+10%)	5mo	$550,000	$125	44
512 Dominion Dr	1.22mi	—/—	3,802 (-5%)	16mo	$485,000	$128	44
3822 Las Vistas Ln	1.46mi	—/—	4,386 (+10%)	8mo	$470,000	$107	42
133 N Missouri Ave	1.28mi	—/—	3,267 (-18%)	8mo	$160,000	$49	34

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $6,549
• Equity at exit: $112,444

10-year hold

• IRR: 7.3%
• Equity multiple: 1.74×
• Total profit: $89,202
• Equity at exit: $125,616

Cash invested: $120,400 (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 · 1 under contract
• Median asking: $465,000 ($116/sqft)
• Median days on market: 134 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +0.7% 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: 32.3×

Monthly cashflow live

• Estimated rent: $4,435 high
• Mortgage (P&I): −$2,255
• Tax est. 1.5%: −$538 /mo · $6,450/yr
• Insurance: −$179
• HOA: −$50
• Vacancy / Maint / Mgmt: −$931
• Net cashflow: $482

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,436
Total (4 units)			$4,435

Break-even live

Break-even rent $3,825

Max offer price $430,000

Occupancy floor 84%

Sensitivity live

Price	-10% $779	-5% $631	+0% $482	+5% $333	+10% $185
Rent	-10% $132	-5% $307	+0% $482	+5% $657	+10% $832
Rate	-1.0pp $699	-0.5pp $591	base $482	+0.5pp $371	+1.0pp $257

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: $107,500
• Closing costs: $12,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2108 Redbud Ln Unit 4 Weslaco, TX	2.0	2.0	920	$1,050	$1.14	93d	1	0.05mi
1817 Stauffer St Weslaco, TX	3.0	2.0	1116	$1,200	$1.08	93d	1	0.11mi
1917 Davenport St Unit 1 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	93d	1	0.12mi
1722 E Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	93d	1	0.13mi
1812 Redbud Ln Unit 1 Weslaco, TX	2.0	2.0	874	$1,025	$1.17	93d	1	0.13mi
1909 Davenport St Unit 3 Weslaco, TX	3.0	2.0	1140	$1,175	$1.03	93d	1	0.14mi
1804 Stauffers St #3 Weslaco, TX	2.0	2.0	840	$1,000	$1.19	93d	1	0.14mi
1805 Stauffers St Unit 3 Weslaco, TX	3.0	2.0	1116	$1,150	$1.03	93d	1	0.15mi
1804 Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,125	$1.20	93d	1	0.16mi
1723 Davenport St Unit 2 Weslaco, TX	3.0	2.0	1140	$1,175	$1.03	93d	1	0.19mi
624 S Pleasantview Dr Unit 1 Weslaco, TX	1.0	1.0	—	$700	—	93d	1	0.43mi
624 S Pleasantview Dr Unit 2B Weslaco, TX	2.0	1.0	—	$790	—	93d	1	0.43mi
624 S Pleasantview Dr Unit office Weslaco, TX	3.0	1.5	—	$1,000	—	93d	1	0.43mi
1501 E 1st St Weslaco, TX	3.0	2.0	1781	$1,400	$0.79	93d	1	0.44mi
610 S Hospital Dr Unit A9 Weslaco, TX	1.0	1.0	600	$795	$1.32	93d	1	0.54mi
819 S Pleasantview Dr Unit B Weslaco, TX	2.0	2.0	—	$1,100	—	93d	1	0.62mi
901 S Pleasantview Dr Unit B Weslaco, TX	2.0	2.0	—	$1,100	—	93d	1	0.64mi
905 S Pleasantview Dr Unit D Weslaco, TX	2.0	2.0	—	$1,100	—	93d	1	0.65mi
1306 E 11th St Unit 11 Weslaco, TX	2.0	2.0	900	$875	$0.97	93d	1	0.82mi
705 E 6th St Apt 4 Weslaco, TX	1.0	1.0	700	$695	$0.99	93d	1	0.83mi
705 E 6th St Unit 21 Weslaco, TX	1.0	1.0	700	$595	$0.85	93d	1	0.83mi
622 E Llano Grande St Weslaco, TX	3.0	2.0	1100	$1,500	$1.36	93d	1	0.92mi
608 Moar DR Weslaco, TX	3.0	2.0	1140	$1,300	$1.14	62d	1	0.95mi
712 Deanne Dr Unit 4 Weslaco, TX	3.0	2.0	1140	$1,400	$1.23	93d	1	1.04mi
3608 Bella Dr Unit 1 Weslaco, TX	3.0	2.0	1140	$1,300	$1.14	93d	1	1.04mi
518 N Cantu St Weslaco, TX	2.0	1.0	648	$900	$1.39	93d	1	1.07mi
301 E 4th St Unit 5 Weslaco, TX	1.0	1.0	700	$670	$0.96	93d	1	1.08mi
1601 S Airport Dr Unit 283 Weslaco, TX	3.0	2.0	1033	$1,600	$1.55	93d	1	1.14mi
1601 S Airport Dr Unit 231 Weslaco, TX	1.0	1.0	385	$1,200	$3.12	93d	1	1.14mi
1601 S Airport Dr Unit 261 Weslaco, TX	2.0	2.0	912	$1,500	$1.64	93d	1	1.14mi
1304 Petri Dr Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	93d	1	1.21mi
1601 S Bridge Ave Unit 50 Weslaco, TX	1.0	1.0	—	$845	—	93d	1	1.22mi
309 E Mesquite St Weslaco, TX	3.0	2.0	1100	$1,400	$1.27	93d	1	1.23mi
1601 S Bridge Ave Unit 103 Weslaco, TX	3.0	1.5	—	$1,488	—	93d	1	1.25mi
1601 S Bridge Ave Unit 102 Weslaco, TX	2.0	1.0	—	$1,194	—	93d	1	1.25mi
1601 S Bridge Ave Weslaco, TX	1.0	1.0	50536	$994	$0.02	93d	1	1.25mi
1416 Vani Dr Unit 1 Weslaco, TX	2.0	2.0	947	$990	$1.05	93d	1	1.25mi
1412 Vani Dr Unit 3 Weslaco, TX	2.0	2.0	960	$990	$1.03	93d	1	1.25mi
3601 E Mile 8 N Weslaco, TX	2.0	2.0	900	$1,095	$1.22	93d	1	1.27mi
3401 Diamond Blvd Unit 101 Weslaco, TX	3.0	2.0	—	$1,026	—	93d	1	1.29mi

Listing history 50 events

1. 2026-08-08
   days on market $430,000 Active 332 DOM
2. 2026-08-07
   days on market $430,000 Active 331 DOM
3. 2026-08-06
   days on market $430,000 Active 330 DOM
4. 2026-08-05
   days on market $430,000 Active 329 DOM
5. 2026-08-04
   days on market $430,000 Active 328 DOM
6. 2026-08-03
   days on market $430,000 Active 327 DOM
7. 2026-07-31
   days on market $430,000 Active 324 DOM
8. 2026-07-30
   days on market $430,000 Active 323 DOM
9. 2026-07-29
   days on market $430,000 Active 322 DOM
10. 2026-07-27
    days on market $430,000 Active 320 DOM
11. 2026-07-26
    days on market $430,000 Active 319 DOM
12. 2026-07-24
    days on market $430,000 Active 317 DOM
13. 2026-07-23
    days on market $430,000 Active 316 DOM
14. 2026-07-22
    days on market $430,000 Active 315 DOM
15. 2026-07-21
    days on market $430,000 Active 314 DOM
16. 2026-07-20
    days on market $430,000 Active 313 DOM
17. 2026-07-18
    days on market $430,000 Active 311 DOM
18. 2026-07-17
    days on market $430,000 Active 310 DOM
19. 2026-07-16
    days on market $430,000 Active 309 DOM
20. 2026-07-14
    days on market $430,000 Active 307 DOM
21. 2026-07-13
    days on market $430,000 Active 306 DOM
22. 2026-07-12
    days on market $430,000 Active 305 DOM
23. 2026-07-11
    days on market $430,000 Active 304 DOM
24. 2026-07-10
    days on market $430,000 Active 303 DOM
25. 2026-07-09
    days on market $430,000 Active 302 DOM
26. 2026-07-07
    days on market $430,000 Active 300 DOM
27. 2026-07-06
    days on market $430,000 Active 299 DOM
28. 2026-07-05
    days on market $430,000 Active 298 DOM
29. 2026-07-05
    days on market $430,000 Active 297 DOM
30. 2026-07-03
    days on market $430,000 Active 296 DOM
31. 2026-07-02
    days on market $430,000 Active 295 DOM
32. 2026-07-01
    days on market $430,000 Active 294 DOM
33. 2026-06-30
    days on market $430,000 Active 293 DOM
34. 2026-06-29
    days on market $430,000 Active 292 DOM
35. 2026-06-28
    days on market $430,000 Active 291 DOM
36. 2026-06-27
    days on market $430,000 Active 290 DOM
37. 2026-06-26
    days on market $430,000 Active 289 DOM
38. 2026-06-23
    days on market $430,000 Active 286 DOM
39. 2026-06-22
    days on market $430,000 Active 285 DOM
40. 2026-06-21
    days on market $430,000 Active 284 DOM
41. 2026-06-21
    days on market $430,000 Active 283 DOM
42. 2026-06-18
    days on market $430,000 Active 281 DOM
43. 2026-06-17
    days on market $430,000 Active 280 DOM
44. 2026-06-16
    days on market $430,000 Active 279 DOM
45. 2026-06-15
    days on market $430,000 Active 278 DOM
46. 2026-06-15
    days on market $430,000 Active 277 DOM
47. 2026-06-13
    days on market $430,000 Active 276 DOM
48. 2026-06-12
    days on market $430,000 Active 275 DOM
49. 2026-06-09
    days on market $430,000 Active 272 DOM
50. 2026-06-08
    days on market $430,000 Active 271 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $53,220
• − Mortgage interest: −$24,087
• − Property taxes: −$6,450
• − Insurance: −$2,150
• − Repairs & maintenance: −$4,258
• − Management: −$4,258
• − HOA: −$600
• − Depreciation: −$12,509
• Taxable loss: −$1,091
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $6,046/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 fourplex is in good condition with modern updates and a well-maintained exterior. It is currently rented with strong tenants and has a good rental history. Some landscaping and curb appeal improvements would further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more tenants or buyers. ↑
• Both Painting exterior and interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more tenants or buyers. ↑

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Airport El F TX #3,052/4,322 Nat'l #30,133/41,679 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

-6.5% since first listed

4 events — show timeline

• 2026-03-20 Price Changed $430,000 MCALLENMLS
• 2026-03-03 Price Changed $439,000 MCALLENMLS
• 2025-10-11 Price Changed $449,000 MCALLENMLS
• 2025-09-10 Listed $460,000 MCALLENMLS