1905 E Live Oak · Weslaco, TX 78596

$245,000

3 bd · 2.0 ba · 2,328 sqft · SingleFamily public records · 8 Days on market

Built 1994 0.28 ac lot Est $314k · 22% under

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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 +16.7/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +5.2/10.0
• Appreciation +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Welcome to this warm and inviting home filled with character, natural light, and spacious living areas. The interior features beautiful wood-look flooring, crisp neutral walls, rich wood trim, and charming details throughout. The large living area is anchored by a stunning brick fireplace, creating a cozy focal point and plenty of room for relaxing or entertaining. The kitchen offers granite countertops, abundant cabinetry, stainless appliances, and a convenient pass-through bar overlooking the main living space. Multiple flexible rooms provide options for bedrooms, office space, dining, or a second living area. The primary suite includes a generous layout, vanity area, walk-in closet, and

Key facts

• Wood look flooring
• Flexible rooms
• Brick fireplace

Tags

• WOOD LOOK FLOORING
• BRICK FIREPLACE
• GRANITE COUNTERTOPS
• ABUNDANT CABINETRY
• PASS THROUGH BAR
• FLEXIBLE ROOMS

Property features AI

Finance

• Financial info: Escrow amount listed (2500)
• HOA & community: No homeowners association; Community curbs

Exterior

• Parking: 2 total parking spaces; 2-car garage; Covered parking (2); Garage faces side; No carport
• Security: Smoke detectors
• Utilities: Public water; City sewer; Cable available
• Home design: Single-family residence; Own lot; Property faces unspecified direction
• Construction: Brick construction; Composition shingle roof; Slab foundation; Built circa (year not specified)
• Exterior features: Mature trees; Deck; Storage structure on property; Paved road access; Curbs and gutters; Alley access

Interior

• Kitchen: Dishwasher; Oven-microwave; Electric smooth-top range
• Bedrooms: Master bedroom with sitting area and walk-in closet(s)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Entrance foyer; Granite countertops; Ceiling fans; Decorative/high ceilings; Walk-in closets; Double-pane windows; Window coverings
• Laundry & utility: Laundry area; Electric water heater; Water heater located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Cap rate 7.0% 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.
• 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: 710 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $263 of equity ($2k loan paydown + $-1k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $314,280
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1409 Tangerine Dr	0.46mi	3/3.0	2,563 (+10%)	3mo	$350,000	$137	55
1600 S Orange Ave	0.51mi	3/2.5	2,446 (+5%)	20mo	$195,000	$80	49
605 W 13th St	0.66mi	4/3.0 (+1)	2,473 (+6%)	7mo	$335,000	$135	44
914 Natalie St	0.59mi	3/3.5	2,524 (+8%)	16mo	$450,000	$178	39
503 W 12th St	0.65mi	3/3.0	2,578 (+11%)	11mo	$319,000	$124	38
1357 El Paseo Dr	0.60mi	3/3.0	2,645 (+14%)	13mo	$258,000	$98	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: -1.3%
• Equity multiple: 0.94×
• Total profit: $-4,029
• Equity at exit: $64,067

10-year hold

• IRR: 5.0%
• Equity multiple: 1.50×
• Total profit: $34,357
• Equity at exit: $71,572

Cash invested: $68,600 (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 →

ZIP-level market 78596

• Home prices YoY: -0.2%
• Active inventory: 710
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,579 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$499 /mo · $5,990/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $151

Break-even live

Break-even rent $2,387

Max offer price $245,000

Occupancy floor 89%

Sensitivity live

Price	-10% $290	-5% $221	+0% $151	+5% $82	+10% $13
Rent	-10% $-53	-5% $49	+0% $151	+5% $253	+10% $355
Rate	-1.0pp $275	-0.5pp $214	base $151	+0.5pp $88	+1.0pp $23

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2016 Brightwood Ave Weslaco, TX	4.0	2.0	1646	$2,350	$1.43	44d	1	1.31mi
3818 Tierra Escondida Weslaco, TX	3.0	3.5	1846	$2,800	$1.52	45d	1	1.42mi

Listing history 8 events

1. 2026-06-21
   days on market $245,000 Active 8 DOM
2. 2026-06-18
   days on market $245,000 Active 6 DOM
3. 2026-06-17
   days on market $245,000 Active 5 DOM
4. 2026-06-16
   days on market $245,000 Active 4 DOM
5. 2026-06-15
   days on market $245,000 Active 3 DOM
6. 2026-06-15
   days on market $245,000 Active 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $245,000 Active 1 DOM

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $5,990 · $499/mo
• Projected year-2 tax: $5,990 · $499/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $30,945
• − Mortgage interest: −$13,724
• − Property taxes: −$5,990
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,476
• − Management: −$2,476
• − Depreciation: −$7,127
• Taxable loss: −$2,072
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $2,312/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.

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

+40.1% since first listed

4 events — show timeline

• 2026-06-12 Listed $245,000 MCALLENMLS
• 2018-07-23 Delisted — MCALLENMLS
• 2017-07-27 Listed $169,000 MCALLENMLS
• 2016-05-25 Price Changed $174,900 MCALLENMLS

Property tax history

+4.8%/yr

Latest (2025): $5,990 · -1.7% YoY. Source: county tax records.