2705 Sage Dr · Weslaco, TX 78596

$460,000

8 bd · 8.0 ba · — sqft · MultiFamily · 31 Days on market

Built 2024 Excellent condition $42/mo HOA · 3% 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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.1/10.0
• Condition / age +4.8/5.0
• Appreciation +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Multi-family units

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

Listing remarks MLS

Located in the fast-growing Rio Stone subdivision, this fully leased, semi-new construction fourplex offers an exceptional investment opportunity. The property features two modern buildings with a variety of 2-bedroom and 3-bedroom units, each designed with comfort and durability in mind. Inside, you'll find quartz countertops, sleek tile flooring throughout, and functional layouts that appeal to quality tenants. Each unit is individually metered for both electricity and water, minimizing operational costs and maximizing investor efficiency. Situated on Sage Drive, between South Midway Road and South Westgate Drive, this property is in a prime, rapidly developing area close to schools, shopping, and main roads. A turnkey, income-producing asset in a desirable and expanding location-don't miss out on this opportunity.

Key facts

• Quartz countertops
• Individually metered
• Prime area

Tags

• SEMI-NEW CONSTRUCTION
• QUARTZ COUNTERTOPS
• TILE FLOORING
• FUNCTIONAL LAYOUTS
• INDIVIDUALLY METERED
• PRIME AREA

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.0-bath units multifamily listed at $460k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $806 ($10k/yr) — positive. Per door: $202/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $460k).
• Recommended offer: $446k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Market conditions: 708 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $493 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 $129k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($446k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $446,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.11% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.3%
• Equity multiple: 1.20×
• Total profit: $25,527
• Equity at exit: $120,289

10-year hold

• IRR: 10.3%
• Equity multiple: 2.05×
• Total profit: $135,396
• Equity at exit: $134,380

Cash invested: $128,800 (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: 708
• Price-to-rent: 30.1×

Monthly cashflow live

• Estimated rent: $5,098 high
• Mortgage (P&I): −$2,412
• Tax est. 1.5%: −$575 /mo · $6,900/yr
• Insurance: −$192
• HOA: −$42
• Vacancy / Maint / Mgmt: −$1,071
• Net cashflow: $806

Break-even live

Break-even rent $4,077

Max offer price $460,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$5,096
Total (4 units)			$5,098

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: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: waterelectric

Listing history 18 events

1. 2026-06-18
   days on market $460,000 Active 31 DOM
2. 2026-06-17
   days on market $460,000 Active 30 DOM
3. 2026-06-16
   days on market $460,000 Active 29 DOM
4. 2026-06-15
   days on market $460,000 Active 28 DOM
5. 2026-06-15
   days on market $460,000 Active 27 DOM
6. 2026-06-13
   days on market $460,000 Active 26 DOM
7. 2026-06-12
   days on market $460,000 Active 25 DOM
8. 2026-06-09
   days on market $460,000 Active 22 DOM
9. 2026-06-08
   days on market $460,000 Active 21 DOM
10. 2026-06-08
    days on market $460,000 Active 20 DOM
11. 2026-06-07
    days on market $460,000 Active 19 DOM
12. 2026-06-03
    days on market $460,000 Active 16 DOM
13. 2026-06-02
    days on market $460,000 Active 15 DOM
14. 2026-06-01
    days on market $460,000 Active 14 DOM
15. 2026-05-31
    days on market $460,000 Active 13 DOM
16. 2026-05-18
    listed $460,000 New 828-char remark

    Show marketing remark (828 chars)

    Located in the fast-growing Rio Stone subdivision, this fully leased, semi-new construction fourplex offers an exceptional investment opportunity. The property features two modern buildings with a variety of 2-bedroom and 3-bedroom units, each designed with comfort and durability in mind. Inside, you'll find quartz countertops, sleek tile flooring throughout, and functional layouts that appeal to quality tenants. Each unit is individually metered for both electricity and water, minimizing operational costs and maximizing investor efficiency. Situated on Sage Drive, between South Midway Road and South Westgate Drive, this property is in a prime, rapidly developing area close to schools, shopping, and main roads. A turnkey, income-producing asset in a desirable and expanding location-don't miss out on this opportunity.

17. 2025-12-08
    listed $460,000 Active 853-char remark

    Show marketing remark (853 chars)

    Located in the fast-growing Rio Stone subdivision, this fully leased, semi–new construction fourplex offers an exceptional investment opportunity. The property features two modern buildings with a variety of 2-bedroom and 3-bedroom units, each designed with comfort and durability in mind. Inside, you’ll find quartz countertops, sleek tile flooring throughout, and functional layouts that appeal to quality tenants. Each unit is individually metered for both electricity and water, minimizing operational costs and maximizing investor efficiency. Situated on Sage Drive, between South Midway Road and South Westgate Drive, this property is in a prime, rapidly developing area close to schools, shopping, and main roads. A turnkey, income-producing asset in a desirable and expanding location—don’t miss out on this opportunity.

18. 2024-03-22
    listed $495,000 Active

ⓘ 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 FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $61,176
• − Mortgage interest: −$25,767
• − Property taxes: −$6,900
• − Insurance: −$2,300
• − Repairs & maintenance: −$4,894
• − Management: −$4,894
• − HOA: −$504
• − Depreciation: −$13,382
• Taxable income: $2,535
• Est. tax owed @ 24.0%: −$608
• After-tax cash flow: $9,069/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

Excellent 95/100 None rehab

This fully leased, semi-new construction fourplex in Rio Stone subdivision is in excellent condition with modern amenities and a prime location. It offers a great investment opportunity with minimal maintenance and high rental potential.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the property's curb appeal and can attract more tenants.
• Both Addition of smart home features — Improves convenience and can attract tech-savvy tenants.
• Rental Update flooring in bathrooms — Modernizes the bathrooms and can attract more tenants.
• Resale Painting interior walls — Fresh paint can make the interior look more appealing to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the property's curb appeal and can attract more tenants. ↑
• Both Addition of smart home features — Improves convenience and can attract tech-savvy tenants. ↑
• Rental Update flooring in bathrooms — Modernizes the bathrooms and can attract more tenants. ↑
• Resale Painting interior walls — Fresh paint can make the interior look more appealing to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-7.1% since first listed

3 events — show timeline

• 2026-05-18 Listed $460,000 LERA
• 2025-12-08 Listed $460,000 MCALLENMLS
• 2024-03-22 Listed $495,000 MCALLENMLS