603 E 8th St · Weslaco, TX 78596

$138,000

3 bd · 2.0 ba · 1,860 sqft · SingleFamily public records · 340 Days on market

Built 1975 10,227 sqft lot $74/sqft · 14% below area Est $216k · 36% under ↓ 39% since listing

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Why this score? — see what drove the B 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.7/10.0
• 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 MLS

The Soul Of Older Homes In District Heart of Weslaco, Frozen in time original wood floors, Butcher Board Tops, thick walls, Built To Last. Strong Craftsman, Home with Character! Restored With Care, ITS A MUST SEE !!

Key facts

• Thick walls
• Home with character
• Original wood floors

Tags

• ORIGINAL WOOD FLOORS
• BUTCHER BOARD TOPS
• THICK WALLS
• STRONG CRAFTSMAN
• HOME WITH CHARACTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Market conditions: 708 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $148 of equity ($954 loan paydown + $-806 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 340 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $107k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: moderate flood risk; 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 $121,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 340 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.27% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.64%
• DSCR: 1.43
• GRM: 6.6

CMA / ARV

• ARV (median comp): $216,397
• List price: $138,000
• Delta: -36.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 W 8th St	0.51mi	3/2.0	1,826 (-2%)	2mo	$99,000	$54	72
711 S Kansas Ave	0.27mi	3/2.0	1,720 (-8%)	20mo	$209,900	$122	59
810 S Missouri Ave	0.42mi	3/2.0	1,818 (-2%)	23mo	$259,000	$142	57
1110 Honey Tree St	0.63mi	3/2.0	1,822 (-2%)	14mo	$219,500	$120	56
824 S Missouri Ave	0.44mi	3/2.0	1,928 (+4%)	24mo	$235,000	$122	54
1506 Helen Dr	0.58mi	3/2.0	1,965 (+6%)	17mo	$298,000	$152	49
1009 S Nebraska Ave	0.49mi	3/2.0	1,744 (-6%)	22mo	$198,000	$114	48
722 S Missouri Ave	0.41mi	2/2.0 (-1)	1,659 (-11%)	12mo	$175,000	$105	48
1506 S Oregon Ave	0.58mi	3/2.0	1,777 (-4%)	23mo	$159,000	$89	46
616 S Indiana Ave	0.57mi	4/1.5 (+1)	1,764 (-5%)	21mo	$169,000	$96	40
1104 Honey Tree St	0.63mi	3/2.0	1,656 (-11%)	22mo	$235,000	$142	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: 6.8%
• Equity multiple: 1.31×
• Total profit: $12,095
• Equity at exit: $36,087

10-year hold

• IRR: 12.6%
• Equity multiple: 2.30×
• Total profit: $50,380
• Equity at exit: $40,314

Cash invested: $38,640 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$724
• Tax from tax record: −$288 /mo · $3,452/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $311

Break-even live

Break-even rent $1,353

Max offer price $138,000

Occupancy floor 77%

Sensitivity live

Price	-10% $389	-5% $350	+0% $311	+5% $272	+10% $232
Rent	-10% $173	-5% $242	+0% $311	+5% $380	+10% $449
Rate	-1.0pp $380	-0.5pp $346	base $311	+0.5pp $275	+1.0pp $238

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 E 1st St Weslaco, TX	3.0	2.0	1781	$1,400	$0.79	44d	1	0.90mi
2101 Brightwood Ave Weslaco, TX	3.0	2.0	1494	$1,750	$1.17	45d	1	1.44mi
2016 Brightwood Ave Weslaco, TX	4.0	2.0	1646	$2,350	$1.43	44d	1	1.45mi

Listing history 30 events

1. 2026-06-16
   days on market $138,000 Active 340 DOM
2. 2026-06-15
   days on market $138,000 Active 339 DOM
3. 2026-06-15
   days on market $138,000 Active 338 DOM
4. 2026-06-13
   days on market $138,000 Active 337 DOM
5. 2026-06-12
   remarks 219-char remark
6. 2026-06-12
   days on market $138,000 Active 336 DOM
7. 2026-06-09
   days on market $138,000 Active 333 DOM
8. 2026-06-08
   days on market $138,000 Active 332 DOM
9. 2026-06-08
   days on market $138,000 Active 331 DOM
10. 2026-06-07
    days on market $138,000 Active 330 DOM
11. 2026-06-03
    days on market $138,000 Active 327 DOM
12. 2026-06-02
    days on market $138,000 Active 326 DOM
13. 2026-06-02
    price $138,000 Active 325 DOM
14. 2026-06-01
    days on market $150,000 Active 325 DOM
15. 2026-05-31
    days on market $150,000 Active 324 DOM
16. 2026-05-06
    price $150,000 215-char remark

    Show marketing remark (215 chars)

    The Soul Of Older Homes In District Heart of Weslaco, Frozen in time original wood floors, Butcher Board Tops, thick walls, Built To Last. Strong Craftsman, Home with Character! Restored With Care, ITS A MUST SEE !!

17. 2026-03-19
    price $160,000 215-char remark

    Show marketing remark (215 chars)

    The Soul Of Older Homes In District Heart of Weslaco, Frozen in time original wood floors, Butcher Board Tops, thick walls, Built To Last. Strong Craftsman, Home with Character! Restored With Care, ITS A MUST SEE !!

18. 2026-01-01
    price $170,000 215-char remark

    Show marketing remark (215 chars)

    The Soul Of Older Homes In District Heart of Weslaco, Frozen in time original wood floors, Butcher Board Tops, thick walls, Built To Last. Strong Craftsman, Home with Character! Restored With Care, ITS A MUST SEE !!

19. 2025-11-25
    status Active 215-char remark

    Show marketing remark (215 chars)

    The Soul Of Older Homes In District Heart of Weslaco, Frozen in time original wood floors, Butcher Board Tops, thick walls, Built To Last. Strong Craftsman, Home with Character! Restored With Care, ITS A MUST SEE !!

20. 2025-11-25
    price $155,000 215-char remark

    Show marketing remark (215 chars)

    The Soul Of Older Homes In District Heart of Weslaco, Frozen in time original wood floors, Butcher Board Tops, thick walls, Built To Last. Strong Craftsman, Home with Character! Restored With Care, ITS A MUST SEE !!

21. 2025-11-18
    status Pending 215-char remark

    Show marketing remark (215 chars)

    The Soul Of Older Homes In District Heart of Weslaco, Frozen in time original wood floors, Butcher Board Tops, thick walls, Built To Last. Strong Craftsman, Home with Character! Restored With Care, ITS A MUST SEE !!

22. 2025-11-06
    price $160,000 215-char remark

    Show marketing remark (215 chars)

    The Soul Of Older Homes In District Heart of Weslaco, Frozen in time original wood floors, Butcher Board Tops, thick walls, Built To Last. Strong Craftsman, Home with Character! Restored With Care, ITS A MUST SEE !!

23. 2025-10-29
    status Active 215-char remark

    Show marketing remark (215 chars)

    The Soul Of Older Homes In District Heart of Weslaco, Frozen in time original wood floors, Butcher Board Tops, thick walls, Built To Last. Strong Craftsman, Home with Character! Restored With Care, ITS A MUST SEE !!

24. 2025-10-29
    price $165,000 215-char remark

    Show marketing remark (215 chars)

    The Soul Of Older Homes In District Heart of Weslaco, Frozen in time original wood floors, Butcher Board Tops, thick walls, Built To Last. Strong Craftsman, Home with Character! Restored With Care, ITS A MUST SEE !!

25. 2025-10-25
    status Pending 215-char remark

    Show marketing remark (215 chars)

    The Soul Of Older Homes In District Heart of Weslaco, Frozen in time original wood floors, Butcher Board Tops, thick walls, Built To Last. Strong Craftsman, Home with Character! Restored With Care, ITS A MUST SEE !!

26. 2025-10-11
    price $175,000 215-char remark

    Show marketing remark (215 chars)

    The Soul Of Older Homes In District Heart of Weslaco, Frozen in time original wood floors, Butcher Board Tops, thick walls, Built To Last. Strong Craftsman, Home with Character! Restored With Care, ITS A MUST SEE !!

27. 2025-08-04
    price $195,000 215-char remark

    Show marketing remark (215 chars)

    The Soul Of Older Homes In District Heart of Weslaco, Frozen in time original wood floors, Butcher Board Tops, thick walls, Built To Last. Strong Craftsman, Home with Character! Restored With Care, ITS A MUST SEE !!

28. 2025-07-30
    price $225,000 215-char remark

    Show marketing remark (215 chars)

    The Soul Of Older Homes In District Heart of Weslaco, Frozen in time original wood floors, Butcher Board Tops, thick walls, Built To Last. Strong Craftsman, Home with Character! Restored With Care, ITS A MUST SEE !!

29. 2025-06-30
    listed $245,000 Active 215-char remark

    Show marketing remark (215 chars)

    The Soul Of Older Homes In District Heart of Weslaco, Frozen in time original wood floors, Butcher Board Tops, thick walls, Built To Last. Strong Craftsman, Home with Character! Restored With Care, ITS A MUST SEE !!

30. 2012-11-07
    soldstatus

ⓘ 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: $3,452 · $288/mo
• Projected year-2 tax: $3,452 · $288/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 5/10 Major FEMA zone X · 52% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $20,953
• − Mortgage interest: −$7,730
• − Property taxes: −$3,452
• − Insurance: −$690
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$4,015
• Taxable income: $1,714
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $3,315/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

-38.8% since first listed

15 events — show timeline

• 2026-05-06 Price Changed $150,000 MCALLENMLS
• 2026-03-19 Price Changed $160,000 MCALLENMLS
• 2026-01-01 Price Changed $170,000 MCALLENMLS
• 2025-11-25 Relisted — MCALLENMLS
• 2025-11-25 Price Changed $155,000 MCALLENMLS
• 2025-11-18 Pending — MCALLENMLS
• 2025-11-06 Price Changed $160,000 MCALLENMLS
• 2025-10-29 Relisted — MCALLENMLS
• 2025-10-29 Price Changed $165,000 MCALLENMLS
• 2025-10-25 Pending — MCALLENMLS
• 2025-10-11 Price Changed $175,000 MCALLENMLS
• 2025-08-04 Price Changed $195,000 MCALLENMLS
• 2025-07-30 Price Changed $225,000 MCALLENMLS
• 2025-06-30 Listed $245,000 MCALLENMLS
• 2012-11-07 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,452 · +2.2% YoY. Source: county tax records.