Fourplex
1702 Playa St · Weslaco, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- —
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 9/10 · Severe
- Hot days now (above 110°F)
- 7 days/yr
- Hot days in 30 yrs
- 23 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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 +11.5/30.0
- ARV discount +7.9/15.0
- Appreciation +4.7/10.0
- Condition / age +4.0/5.0
- Livability +3.6/5.0
- 1% rule +3.4/10.0
- DSCR +3.4/10.0
- Rent growth +2.5/5.0
- Schools +2.4/10.0
$485,000
1702 Playa St · Weslaco, TX 78596
None bd · None ba · 3,950 sqft · MultiFamily
· 59 Days on market
Built 2023
10,149 sqft lot
$123/sqft
· at area comps
Est $489k · at est.
$42/mo HOA · 4% of rent
↓ 4% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Multi-family units
County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed
Listing remarks
This well-mainteined 4- unit property is already producing steady rental income with reliable, long term tenants in place. Located in a great location, it offers both stability and growth potential for your portfolio. Each unit features spacious layouts, updated interiors, and low-maintenance finishes designed to keep upkeep costs minimal. The property is professionally managed for hassle-free ownership or take over and self-manage to maximize returns.
Key facts
- 0.23 acre lot
- 8 parking spots
- Built 2023
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4 × 2-bed/1-bath units multifamily listed at $485k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-163 ($-2k/yr) — negative. Per door: $-41/mo.
- To cash-flow at today's rent, offer at most $461k (4.9% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $409k (15.7% below list).
- Recommended offer: $409k (15.7% below list) — sets the bar for 1% rule.
- Cap rate 5.9% 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: Dr R E Margo El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 914 students, 87% 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: 1019 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $520 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 59 days — a 3% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
- 4 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$409,000
(15.7% below list)
Questions for the listing agent
- What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
- It's been on market 59 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
- Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
- What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.84% ✗
- Cap rate
- 5.89%
- Cash-on-cash
- -1.44%
- DSCR
- 0.94
- GRM
- 9.9
CMA / ARV
- ARV (median comp)
- $489,333
- List price
- $485,000
- Delta
- -0.89%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 9 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1702 Playa St | 0.00mi | —/— | 3,950 (0%) | 3mo | $485,000 | $123 | 97 |
| 1626 Playa Dr | 0.04mi | —/— | 4,200 (+6%) | 6mo | $485,000 | $115 | 82 |
| 1612 Shadow Crk | 0.12mi | —/— | 4,100 (+4%) | 10mo | $485,000 | $118 | 80 |
| 1621 Shadow Crk | 0.15mi | —/— | 4,100 (+4%) | 10mo | $485,000 | $118 | 78 |
| 1514 Playa Dr | 0.14mi | —/— | 4,200 (+6%) | 7mo | $487,000 | $116 | 77 |
| 1618 Playa Dr | 0.07mi | —/— | 4,200 (+6%) | 13mo | $478,000 | $114 | 75 |
| 1506 Playa Dr | 0.16mi | —/— | 4,050 (+2%) | 16mo | $480,000 | $119 | 74 |
| 1405 Alta Vista Dr | 0.35mi | —/— | 4,120 (+4%) | 8mo | $425,000 | $103 | 70 |
| 3822 Las Vistas Ln | 0.30mi | —/— | 4,386 (+11%) | 11mo | $470,000 | $107 | 58 |
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
- -6.2%
- Equity multiple
- 0.72×
- Total profit
- $-37,620
- Equity at exit
- $126,827
10-year hold
- IRR
- 0.3%
- Equity multiple
- 1.03×
- Total profit
- $3,404
- Equity at exit
- $141,683
Cash invested: $135,800 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 16 active · 1 under contract
- Months of supply
- 48.0 mo (2%/mo absorbed)
- Median asking
- $489,500 ($121/sqft)
- Median days on market
- 108 d
- This list price
- 25% of active listings are priced below it
- ARV vs active asking
- +2.7% 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
- 1019
- Price-to-rent
- 39.5×
Monthly cashflow live
↻
- Estimated rent
- $4,090 high interval (Pro) →
- Mortgage (P&I)
- −$2,543
- Tax est. 1.5%
- −$606 /mo · $7,275/yr
- Insurance
- −$202
- HOA
- −$42
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$859
- Net cashflow
- $-163
4-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 4× units | 2 | 1 | $4,088 |
| #1 | 2 | 1 | $1,022 |
| #2 | 2 | 1 | $1,022 |
| #3 | 2 | 1 | $1,022 |
| #4 | 2 | 1 | $1,022 |
| Total (4 units) | $4,090 | ||
Break-even live
Break-even rent
$4,296
Max offer price
$461,468
Occupancy floor
99%
Sensitivity live
| Price | -10% $173 | -5% $5 | +0% $-163 | +5% $-330 | +10% $-498 |
|---|---|---|---|---|---|
| Rent | -10% $-486 | -5% $-324 | +0% $-163 | +5% $-1 | +10% $160 |
| Rate | -1.0pp $82 | -0.5pp $-39 | base $-163 | +0.5pp $-288 | +1.0pp $-416 |
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
- $121,250
- Closing costs
- $14,550
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1635 Playa Dr Unit 1 Weslaco, TX | 2.0 | 2.0 | 988 | $1,095 | $1.11 | 21d | 1 | 0.02mi |
| 1631 Playa Dr Unit 4 Weslaco, TX | 3.0 | 2.0 | 1050 | $1,100 | $1.05 | 43d | 1 | 0.03mi |
| 1702 Playa Dr Unit 1 Weslaco, TX | 2.0 | 2.0 | 935 | $950 | $1.02 | 0d | 1 | 0.04mi |
| 1634 Playa Dr Unit 2 Weslaco, TX | 3.0 | 2.0 | 935 | $1,100 | $1.18 | 0d | 1 | 0.05mi |
| 1634 Playa Dr Unit 3 Weslaco, TX | 3.0 | 2.0 | 935 | $1,100 | $1.18 | 2d | 1 | 0.05mi |
| 1634 Playa Dr Unit 3 Weslaco, TX | 3.0 | 2.0 | 935 | $1,000 | $1.07 | 0d | 1 | 0.05mi |
| 1630 Playa Dr Unit 1 Weslaco, TX | 2.0 | 2.0 | 935 | $1,095 | $1.17 | 184d | 1 | 0.05mi |
| 1630 Playa Dr Unit 4 Weslaco, TX | 3.0 | 2.0 | 1090 | $1,200 | $1.10 | 33d | 1 | 0.05mi |
| 1630 Playa Dr Unit 3 Weslaco, TX | 3.0 | 2.0 | 1090 | $1,150 | $1.06 | 2d | 1 | 0.05mi |
| 1626 Playa Dr Unit 3 Weslaco, TX | 2.0 | 2.0 | 935 | $950 | $1.02 | 10d | 1 | 0.06mi |
| 1614 Playa Dr Unit 2 Weslaco, TX | 2.0 | 2.0 | 950 | $1,095 | $1.15 | 1d | 1 | 0.09mi |
| 1606 Playa Dr Unit 1 Weslaco, TX | 2.0 | 2.0 | 1000 | $1,100 | $1.10 | 10d | 1 | 0.12mi |
| 1603 Playa Dr Unit 3 Weslaco, TX | 2.0 | 2.0 | 1100 | $1,150 | $1.05 | 184d | 1 | 0.13mi |
| 1511 Playa Dr Unit 2 Progreso Lakes, TX | 3.0 | 2.0 | 987 | $1,250 | $1.27 | 184d | 1 | 0.15mi |
| 1502 Playa Dr Unit 4 Weslaco, TX | 2.0 | 2.0 | 935 | $1,050 | $1.12 | 10d | 1 | 0.18mi |
| 1502 Playa Dr Unit 1 Weslaco, TX | 3.0 | 2.0 | 1090 | $1,100 | $1.01 | 43d | 1 | 0.18mi |
| 1424 Alta Vista Dr Apt 1 Progreso Lakes, TX | 2.0 | 2.0 | 825 | $995 | $1.21 | 184d | 1 | 0.25mi |
| 1420 Alta Vista Dr Weslaco, TX | 2.0 | 2.0 | 987 | $1,015 | $1.03 | 38d | 1 | 0.27mi |
| 1420 Alta Vista Dr Apt 1 Progreso Lakes, TX | 2.0 | 2.0 | 987 | $1,015 | $1.03 | 43d | 1 | 0.27mi |
| 1416 Alta Vista Dr Apt 1 Progreso Lakes, TX | 2.0 | 2.0 | 985 | $1,025 | $1.04 | 184d | 1 | 0.28mi |
| 1416 Alta Vista Dr Unit 3 Progreso Lakes, TX | 2.0 | 2.0 | 981 | $995 | $1.01 | 10d | 1 | 0.28mi |
| 3808 Las Vistas Ln Unit 1 Weslaco, TX | 2.0 | 2.0 | 928 | $1,100 | $1.19 | 184d | 1 | 0.29mi |
| 1408 Alta Vista Dr Weslaco, TX | 3.0 | 2.0 | 987 | $1,100 | $1.11 | 27d | 1 | 0.31mi |
| 1408 Alta Vista Dr Unit 3 Progreso Lakes, TX | 3.0 | 2.0 | 987 | $1,100 | $1.11 | 43d | 1 | 0.31mi |
| 1413 Alta Vista Dr Unit 4 Progreso Lakes, TX | 3.0 | 2.0 | 1087 | $1,150 | $1.06 | 184d | 1 | 0.31mi |
| 3927 Las Vistas Ln Weslaco, TX | 3.0 | 2.0 | 1087 | $1,100 | $1.01 | 31d | 1 | 0.31mi |
| 3921 Las Vistas Ln Unit 2 Weslaco, TX | 3.0 | 2.0 | 1009 | $1,100 | $1.09 | 43d | 1 | 0.32mi |
| 3921 Las Vistas Ln Weslaco, TX | 2.0 | 2.0 | 1067 | $1,050 | $0.98 | 184d | 1 | 0.32mi |
| 1404 Alta Vista Dr Unit 3 Progreso Lakes, TX | 2.0 | 2.0 | 985 | $1,075 | $1.09 | 10d | 1 | 0.32mi |
| 1404 Alta Vista Dr Unit 3 Progreso Lakes, TX | 2.0 | 2.0 | 985 | $1,075 | $1.09 | 184d | 1 | 0.32mi |
| 1409 Alta Vista Dr Unit 3 Progreso Lakes, TX | 3.0 | 2.0 | 1087 | $1,150 | $1.06 | 10d | 1 | 0.32mi |
| 3918 Las Vistas Ln Unit 4 Weslaco, TX | 2.0 | 2.0 | 1061 | $1,125 | $1.06 | 184d | 1 | 0.33mi |
| 3927 Las Vistas Ln Unit 2 Weslaco, TX | 3.0 | 2.0 | 1087 | $1,100 | $1.01 | 43d | 1 | 0.33mi |
| 3814 Bella Costa Dr Unit 1 Weslaco, TX | 2.0 | 2.0 | 987 | $1,050 | $1.06 | 37d | 1 | 0.34mi |
| 3814 Bella Costa Dr Unit 2 Weslaco, TX | 3.0 | 2.0 | 1087 | $1,175 | $1.08 | 184d | 1 | 0.34mi |
| 3814 Bella Costa Dr Unit 1 Weslaco, TX | 2.0 | 2.0 | 987 | $1,050 | $1.06 | 10d | 1 | 0.34mi |
| 3808 Bella Costa Dr Apt 2 Weslaco, TX | 3.0 | 2.0 | 1087 | $1,100 | $1.01 | 35d | 1 | 0.35mi |
| 3901 Bella Costa Dr Weslaco, TX | 2.0 | 2.0 | 987 | $1,050 | $1.06 | 2d | 1 | 0.37mi |
| 3901 Bella Costa Dr Weslaco, TX | 3.0 | 2.0 | 1087 | $1,150 | $1.06 | 6d | 1 | 0.37mi |
| 3913 Bella Costa Dr Unit 4 Weslaco, TX | 3.0 | 2.0 | 1045 | $1,200 | $1.15 | 10d | 1 | 0.37mi |
Property features AI
Finance
- Other
- Lot size about 0.233 acres (10,149 sq ft)
- HOA & community
- Association managed by Streamline ManagementAnnual association fee of $500POA mandatory with a $300 transfer fee
Exterior
- Parking
- 8 total parking spaces8 covered/carport spaces (carport)
- Security
- Gated communityMotorized gate
- Utilities
- City sewerFour separate water meters
- Home design
- Single property (2 units in community)Gated community with sidewalksProperty faces not specified
- Construction
- Aluminum siding and brick exteriorMetal roofSlab foundationBuilt area approximately 3,950 square feet
- Exterior features
- Motorized gateWood fencingPaved road accessOutbuilding present
Interior
- Kitchen
- Electric stove/range with coil elementsRefrigeratorDishwasher not specified
- Flooring
- Tile
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- Tile flooring
- Laundry & utility
- Washer and dryer includedWasher/dryer connectionsElectric water heater
Listing history 50 events
-
2026-07-31days on market $485,000 Active 59 DOM
-
2026-07-30days on market $485,000 Active 58 DOM
-
2026-07-29days on market $485,000 Active 57 DOM
-
2026-07-27days on market $485,000 Active 55 DOM
-
2026-07-26days on market $485,000 Active 54 DOM
-
2026-07-24days on market $485,000 Active 52 DOM
-
2026-07-23days on market $485,000 Active 51 DOM
-
2026-07-22days on market $485,000 Active 50 DOM
-
2026-07-21days on market $485,000 Active 49 DOM
-
2026-07-20days on market $485,000 Active 48 DOM
-
2026-07-18days on market $485,000 Active 46 DOM
-
2026-07-17days on market $485,000 Active 45 DOM
-
2026-07-16days on market $485,000 Active 44 DOM
-
2026-07-14days on market $485,000 Active 42 DOM
-
2026-07-13days on market $485,000 Active 41 DOM
-
2026-07-12days on market $485,000 Active 40 DOM
-
2026-07-11days on market $485,000 Active 39 DOM
-
2026-07-10days on market $485,000 Active 38 DOM
-
2026-07-09days on market $485,000 Active 37 DOM
-
2026-07-07days on market $485,000 Active 35 DOM
-
2026-07-06days on market $485,000 Active 34 DOM
-
2026-07-05days on market $485,000 Active 33 DOM
-
2026-07-05days on market $485,000 Active 32 DOM
-
2026-07-03days on market $485,000 Active 31 DOM
-
2026-07-02days on market $485,000 Active 30 DOM
-
2026-07-01days on market $485,000 Active 29 DOM
-
2026-06-30days on market $485,000 Active 28 DOM
-
2026-06-29days on market $485,000 Active 27 DOM
-
2026-06-28days on market $485,000 Active 26 DOM
-
2026-06-27days on market $485,000 Active 25 DOM
-
2026-06-26days on market $485,000 Active 24 DOM
-
2026-06-23days on market $485,000 Active 21 DOM
-
2026-06-22days on market $485,000 Active 20 DOM
-
2026-06-21days on market $485,000 Active 19 DOM
-
2026-06-21days on market $485,000 Active 18 DOM
-
2026-06-18days on market $485,000 Active 16 DOM
-
2026-06-17days on market $485,000 Active 15 DOM
-
2026-06-16days on market $485,000 Active 14 DOM
-
2026-06-15days on market $485,000 Active 13 DOM
-
2026-06-15days on market $485,000 Active 12 DOM
-
2026-06-13days on market $485,000 Active 11 DOM
-
2026-06-12days on market $485,000 Active 10 DOM
-
2026-06-09days on market $485,000 Active 7 DOM
-
2026-06-08days on market $485,000 Active 6 DOM
-
2026-06-08days on market $485,000 Active 5 DOM
-
2026-06-07days on market $485,000 Active 4 DOM
-
2026-06-02pricedays on market $485,000 Active 1 DOM
-
2026-05-31days on market $490,000 Active 289 DOM
-
2026-04-27price $490,000 456-char remark
-
2026-01-16price $500,000 456-char remark
ⓘ 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 4/10 Moderate
- Heat 9/10 Extreme 7 d/yr ≥110°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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $49,080
- − Mortgage interest
- −$27,168
- − Property taxes
- −$7,275
- − Insurance
- −$2,425
- − Repairs & maintenance
- −$3,926
- − Management
- −$3,926
- − HOA
- −$504
- − Depreciation
- −$14,109
- Taxable loss
- −$10,253
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,461
- After-tax cash flow
- $509/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
80/100
None rehab
This well-maintained 4-unit property is already producing steady rental income with reliable tenants. It offers a good condition with minimal repairs needed and potential for value-adding improvements.
Value-add opportunities
- Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more tenants. ↑
- Both Addition of smart home features — Improves convenience and could attract tech-savvy tenants. ↑
- Both Painting interior walls — Fresh paint can make the space feel more inviting and modern. ↑
F
Composite school gradezoned avg 24/100
Zoned Schools
Elementary
Dr R E Margo El
F
TX #3,583/4,322
Nat'l #33,738/41,679
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
- Severe rent burden
- 11% of renters
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%
- 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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
-4.0% since first listed6 events — show timeline
- 2026-06-02 Listed $485,000 MCALLENMLS
- 2026-04-27 Price Changed $490,000 MCALLENMLS
- 2026-01-16 Price Changed $500,000 MCALLENMLS
- 2025-08-15 Listed $509,485 MCALLENMLS
- 2024-12-21 Listed $505,000 MCALLENMLS
- 2024-06-24 Listed $505,000 MCALLENMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…