1404 Vani Dr · Weslaco, TX 78599

$449,000

None bd · None ba · 4,050 sqft · MultiFamily · 197 Days on market

Built 2023 Excellent condition 9,638 sqft lot $111/sqft · 8% below area Est $489k · 8% under $42/mo HOA · 4% of rent

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Why this score? — see what drove the D+ 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 +15.4/30.0
• ARV discount +11.2/15.0
• Condition / age +4.8/5.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.3/10.0

Multi-family units

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

Listing remarks MLS

FULLY LEASED Multi Family in Prime Location minutes away from Expressway 83!Exceptional investment opportunity in a desirable subdivision with top schools, shopping,and dining.These fourplexes offer modern design, strong tenant appeal,and immediate cash flow.Each unit features a bright open-concept layout with elegant wood-look tile flooring, a contemporary kitchen with custom cabinetry,quartz countertops,and a spacious island providing ample storage and workspace.Bedrooms are generously sized with large closets,and the primary suites include a luxurious frameless glass shower and walk-in closet.Additional highlights include private fenced backyards for every unit,stainless steel appliances,in-unit washer and dryer, and covered carports.This is an outstanding opportunity for investors seeking a low-maintenance,high-demand rental asset in a rapidly growing area.Don’t miss your chance to own a premium multi-family property with long-term value and impressive rental potential.

Key facts

• Custom cabinetry
• Spacious island
• Contemporary kitchen

Tags

• MODERN DESIGN
• BRIGHT OPEN-CONCEPT LAYOUT
• CONTEMPORARY KITCHEN
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS
• SPACIOUS ISLAND

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2-bath units multifamily listed at $449k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive. Per door: $43/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 $420k (6.5% below list).
• Recommended offer: $395k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.7% 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: 392 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $3k of loan paydown is wiped out by about $13k 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.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($395k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $395,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (median comp): $489,067
• List price: $449,000
• Delta: -8.19%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 Vani Dr	0.04mi	—/—	3,988 (-2%)	28mo	$505,000	$127	75
1311 Marcela Dr	0.14mi	—/—	3,998 (-1%)	30mo	$485,000	$121	72
2108 Stauffer St	1.20mi	—/—	4,002 (-1%)	3mo	$440,000	$110	61
2104 Stauffer St	1.21mi	—/—	4,002 (-1%)	3mo	$430,000	$107	61
2108 Davenport St	1.15mi	—/—	3,944 (-3%)	2mo	$430,000	$109	59
1912 Redbud Ln	1.28mi	—/—	4,002 (-1%)	19mo	$475,000	$119	47
707 Deanne Dr	1.50mi	—/—	4,560 (+13%)	0mo	$562,000	$123	44
705 Deanne Dr	1.50mi	—/—	4,394 (+8%)	8mo	$550,000	$125	44
2804 Rosemary Dr	0.62mi	—/—	4,310 (+6%)	35mo	$485,000	$113	40
1723 Stauffer St	1.25mi	—/—	4,446 (+10%)	22mo	$495,000	$111	30
1805 Stauffer St	1.25mi	—/—	4,466 (+10%)	22mo	$495,000	$111	30
412 Retama Ln	1.31mi	—/—	3,074 (-24%)	18mo	$429,000	$140	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-61,646
• Equity at exit: $66,947

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-39,125
• Equity at exit: $38,821

Cash invested: $125,720 (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: 4 active
• Median asking: $449,000 ($111/sqft)
• Median days on market: 121 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +8.9% vs current asking $/sqft

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

ZIP-level market 78599

• Home prices YoY: -3.7%
• Active inventory: 392
• Price-to-rent: 35.6×

Monthly cashflow live

• Estimated rent: $4,200 high
• Mortgage (P&I): −$2,355
• Tax est. 1.5%: −$561 /mo · $6,735/yr
• Insurance: −$187
• HOA: −$42
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $173

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,200
Total (4 units)			$4,200

Break-even live

Break-even rent $3,981

Max offer price $449,000

Occupancy floor 91%

Sensitivity live

Price	-10% $483	-5% $328	+0% $173	+5% $18	+10% $-137
Rent	-10% $-159	-5% $7	+0% $173	+5% $339	+10% $505
Rate	-1.0pp $399	-0.5pp $287	base $173	+0.5pp $57	+1.0pp $-62

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: $112,250
• Closing costs: $13,470
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Vani Dr Weslaco, TX	2.0	2.0	947	$1,050	$1.11	6d	1	0.03mi
1412 Vani Dr Unit 3 Weslaco, TX	2.0	2.0	960	$990	$1.03	184d	1	0.05mi
1416 Vani Dr Unit 1 Weslaco, TX	2.0	2.0	947	$990	$1.05	184d	1	0.05mi
1308 Petri Dr Unit 4 Weslaco, TX	3.0	2.0	1078	$1,125	$1.04	33d	1	0.08mi
1312 Petri Dr Weslaco, TX	2.0	2.0	947	$1,015	$1.07	0d	1	0.08mi
1308 Petri Dr Unit 4 Weslaco, TX	3.0	2.0	1078	$1,125	$1.04	16d	1	0.08mi
1304 Petri Dr Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	184d	1	0.08mi
1312 Lore Dr Unit 1 Weslaco, TX	2.0	2.0	975	$1,050	$1.08	34d	1	0.11mi
1404 Lore Dr Unit 2 Weslaco, TX	2.0	2.0	975	$1,050	$1.08	34d	1	0.11mi
1415 Marcela Dr Unit 1 Weslaco, TX	2.0	2.0	947	$1,015	$1.07	0d	1	0.15mi
3501 Jessica LN #1 Weslaco, TX	2.0	2.0	920	$1,100	$1.20	10d	1	0.56mi
3500 Valeria Ln #1 Weslaco, TX	2.0	2.0	998	$1,250	$1.25	10d	1	0.59mi
2812 Rosemary Dr Weslaco, TX	3.0	2.0	1065	$1,175	$1.10	43d	1	0.60mi
2812 Rosemary Dr Unit 3 Weslaco, TX	3.0	2.0	1065	$1,175	$1.10	10d	1	0.60mi
2912 Rosemary Dr Apt 3 Weslaco, TX	2.0	2.0	950	$875	$0.92	43d	1	0.61mi
2808 Rosemary Dr Unit 3 Weslaco, TX	3.0	2.0	1000	$1,175	$1.18	10d	1	0.61mi
3012 Rosemary Dr Apt 2 Weslaco, TX	2.0	2.0	950	$975	$1.03	10d	1	0.62mi
3108 Rosemary Dr Apt 3 Weslaco, TX	2.0	2.0	950	$975	$1.03	13d	1	0.63mi
3108 Rosemary Dr Apt 3 Weslaco, TX	2.0	2.0	950	$975	$1.03	10d	1	0.63mi
3108 Rosemary Dr Apt 3 Weslaco, TX	2.0	2.0	950	$975	$1.03	6d	1	0.63mi
3108 Rosemary Dr Apt 2 Weslaco, TX	2.0	2.0	950	$875	$0.92	43d	1	0.63mi
3507 Mary Ln Unit 4 Mercedes, TX	3.0	2.0	1073	$1,350	$1.26	43d	1	0.64mi
3600 Mary Ln Unit 2 Mercedes, TX	3.0	2.0	920	$1,850	$2.01	29d	1	0.65mi
2805 Basil Dr Unit 3 Weslaco, TX	2.0	2.0	950	$975	$1.03	10d	1	0.66mi
3009 Basil Dr Apt 4 Weslaco, TX	2.0	2.0	950	$875	$0.92	29d	1	0.67mi
3109 Basil Dr Unit 3 Weslaco, TX	2.0	2.0	950	$975	$1.03	10d	1	0.69mi
512 Brito Ln Unit 4 Mercedes, TX	3.0	2.0	1073	$1,350	$1.26	15d	1	0.69mi
3601 E Mile 8 N Weslaco, TX	2.0	2.0	900	$1,095	$1.22	184d	1	0.75mi
2615 E Sugarcane Dr Weslaco, TX	2.0–4.0	2.0–4.0	1108	$810	$0.73	162d	8	0.78mi
3601 E Mile 8 N Weslaco, TX	2.0–3.0	2.0	1025	$858	$0.84	0d	1	0.78mi
4013 Jenna Ln Unit D Weslaco, TX	2.0	2.0	1012	$1,300	$1.28	184d	1	0.83mi
3900 Gabriela Dr Weslaco, TX	3.0	1.0	955	$1,150	$1.20	10d	1	0.84mi
1601 S Airport Dr Unit 283 Weslaco, TX	3.0	2.0	1033	$1,600	$1.55	10d	1	0.86mi
1601 S Airport Dr Unit 261 Weslaco, TX	2.0	2.0	912	$1,500	$1.64	10d	1	0.86mi
2105 Davenport St Weslaco, TX	2.0	2.0	938	$1,025	$1.09	16d	1	1.11mi
2105 Davenport St Unit 1 Weslaco, TX	2.0	2.0	938	$1,025	$1.09	36d	1	1.11mi
1917 Davenport St Unit 1 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	184d	1	1.13mi
2108 Davenport St #4 Weslaco, TX	2.0	2.0	850	$925	$1.09	33d	1	1.14mi
100 La Herencia Mercedes, TX	1.0	1.0	570	$685	$1.20	0d	1	1.14mi
1817 Davenport St Apt 4 Weslaco, TX	2.0	2.0	938	$1,025	$1.09	6d	1	1.16mi

Listing history 25 events

1. 2026-06-30
   days on market $449,000 Active 197 DOM
2. 2026-06-29
   days on market $449,000 Active 196 DOM
3. 2026-06-28
   days on market $449,000 Active 195 DOM
4. 2026-06-27
   days on market $449,000 Active 194 DOM
5. 2026-06-26
   days on market $449,000 Active 193 DOM
6. 2026-06-23
   days on market $449,000 Active 190 DOM
7. 2026-06-22
   days on market $449,000 Active 189 DOM
8. 2026-06-21
   days on market $449,000 Active 188 DOM
9. 2026-06-21
   days on market $449,000 Active 187 DOM
10. 2026-06-18
    days on market $449,000 Active 185 DOM
11. 2026-06-17
    days on market $449,000 Active 184 DOM
12. 2026-06-16
    days on market $449,000 Active 183 DOM
13. 2026-06-15
    days on market $449,000 Active 182 DOM
14. 2026-06-15
    days on market $449,000 Active 181 DOM
15. 2026-06-13
    days on market $449,000 Active 180 DOM
16. 2026-06-12
    days on market $449,000 Active 179 DOM
17. 2026-06-09
    days on market $449,000 Active 176 DOM
18. 2026-06-08
    days on market $449,000 Active 175 DOM
19. 2026-06-08
    days on market $449,000 Active 174 DOM
20. 2026-06-07
    days on market $449,000 Active 173 DOM
21. 2026-06-03
    days on market $449,000 Active 170 DOM
22. 2026-06-02
    days on market $449,000 Active 169 DOM
23. 2026-06-01
    days on market $449,000 Active 168 DOM
24. 2026-05-31
    days on market $449,000 Active 167 DOM
25. 2025-12-15
    listed $449,000 Active 994-char remark

    Show marketing remark (994 chars)

    FULLY LEASED Multi Family in Prime Location minutes away from Expressway 83!Exceptional investment opportunity in a desirable subdivision with top schools, shopping,and dining.These fourplexes offer modern design, strong tenant appeal,and immediate cash flow.Each unit features a bright open-concept layout with elegant wood-look tile flooring, a contemporary kitchen with custom cabinetry,quartz countertops,and a spacious island providing ample storage and workspace.Bedrooms are generously sized with large closets,and the primary suites include a luxurious frameless glass shower and walk-in closet.Additional highlights include private fenced backyards for every unit,stainless steel appliances,in-unit washer and dryer, and covered carports.This is an outstanding opportunity for investors seeking a low-maintenance,high-demand rental asset in a rapidly growing area.Don’t miss your chance to own a premium multi-family property with long-term value and impressive rental potential.

ⓘ 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 6/10 Major 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 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: $50,400
• − Mortgage interest: −$25,151
• − Property taxes: −$6,735
• − Insurance: −$2,245
• − Repairs & maintenance: −$4,032
• − Management: −$4,032
• − HOA: −$504
• − Depreciation: −$13,062
• Taxable loss: −$5,361
• Est. tax savings @ 24.0%: +$1,287
• After-tax cash flow: $3,363/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

Excellent 95/100 None rehab

This fully leased multi-family property in a prime location offers modern design and immediate cash flow. It is in excellent condition with no visible repairs needed, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's appeal and value. ↑
• Both Updating the kitchen backsplash — A new backsplash can add a modern touch and increase the home's value. ↑
• Both Adding smart home features — Smart home features can improve convenience and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the flooring in the bathrooms — High-quality flooring in bathrooms can significantly enhance the home's value and appeal. ↑
• Both Landscaping the front yard — A well-maintained and aesthetically pleasing front yard can increase curb appeal and attract more potential buyers/tenants. ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary A N Rico El F TX #4,048/4,322 Nat'l #36,758/41,679 Middle Mary Hoge Middle F TX #971/1,662 Nat'l #8,317/14,009 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): 35,400
• Household income: $55,939
• Rent vs Own: 28.0% rent · 72.0% 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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 42% White 2%
• Hispanic origin (detail): Mexican 90%
• Languages at home: 19% English-only · Spanish 80%

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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: ▼ -9.47%
• Current HPI: 243.5537
• 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 event — show timeline

• 2025-12-15 Listed $449,000 MCALLENMLS