The Coves 2 Plan · Weslaco, TX 78596

$140,000

2 bd · 2.0 ba · 920 sqft · Townhouse · 669 Days on market

Excellent condition $21/mo HOA · 2% 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 +10.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Appreciation +4.7/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Modern 2 Bed, 2 Bath Condos at The Coves at Weslaco! These 920 sqft move-in-ready apartments feature quartz countertops, tile flooring, and all essential appliances, including a refrigerator, stove, microwave, washer, and dryer. Enjoy a private patio and a gated community in a prime location near Interstate Highway 2 and Expressway 83. Perfect for families, with great schools, parks, and shopping nearby.

Key facts

• Gated community
• Quartz countertops
• Private patio

Tags

• QUARTZ COUNTERTOPS
• TILE FLOORING
• PRIVATE PATIO
• GATED COMMUNITY
• PRIME LOCATION

🏗️ New construction. The $140,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $143,533.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $140k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-64 ($-772/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (14.2% below list).
• Recommended offer: $120k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 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 34d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $154 of equity ($993 loan paydown + $-839 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 669 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Recommended offer $120,077 (14.2% below list)

Questions for the listing agent

1. 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?
2. It's been on market 669 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 10.0

CMA / ARV

• ARV (median comp): $143,533
• List price: $140,000
• Delta: -2.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3507 Jessica Ln	0.05mi	2/2.0	920 (0%)	7mo	$135,000	$147	92
3507 Mary Ln #1	0.08mi	2/2.0	920 (0%)	6mo	$135,000	$147	91
3601 Mary Ln #1	0.09mi	2/2.0	920 (0%)	7mo	$135,000	$147	90
3506 Mary Ln #3	0.10mi	2/2.0	920 (0%)	8mo	$135,000	$147	89
3501 Jessica Ln #1	0.13mi	2/2.0	920 (0%)	10mo	$135,000	$147	86
3501 Jessica Ln #3	0.13mi	2/2.0	920 (0%)	10mo	$135,000	$147	86
613 Coves Ln #3	0.09mi	2/2.0	920 (0%)	13mo	$130,000	$141	85
3512 Mary Ln #2	0.09mi	2/2.0	920 (0%)	14mo	$157,000	$171	85
607 Coves Ln #3	0.05mi	2/2.0	920 (0%)	16mo	$130,000	$141	84
607 Coves Ln #1	0.05mi	2/2.0	920 (0%)	16mo	$130,000	$141	84
3601 Vanessa Ln #1	0.07mi	2/2.0	920 (0%)	18mo	$130,000	$141	82
3601 Vanessa Ln #3	0.08mi	2/2.0	892 (-3%)	18mo	$130,000	$146	76

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: -6.7%
• Equity multiple: 0.70×
• Total profit: $-12,159
• Equity at exit: $37,534

10-year hold

• IRR: -0.3%
• Equity multiple: 0.97×
• Total profit: $-1,193
• Equity at exit: $41,930

Cash invested: $40,189 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 3 under contract
• Months of supply: 25.5 mo (4%/mo absorbed)
• Median asking: $155,000 ($147/sqft)
• Median days on market: 187 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +6.3% 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: 9.7×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$753
• Tax est. 1.5%: −$179 /mo · $2,153/yr
• Insurance: −$60
• HOA: −$21
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-64

Break-even live

Break-even rent $1,282

Max offer price $134,226

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-15	+0% $-64	+5% $-114	+10% $-164
Rent	-10% $-159	-5% $-112	+0% $-64	+5% $-17	+10% $31
Rate	-1.0pp $8	-0.5pp $-28	base $-64	+0.5pp $-102	+1.0pp $-139

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: $35,883
• Closing costs: $4,306
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 Mary Ln Unit 2 Mercedes, TX	3.0	2.0	920	$1,850	$2.01	29d	1	0.05mi
3507 Mary Ln Unit 4 Mercedes, TX	3.0	2.0	1073	$1,350	$1.26	43d	1	0.06mi
512 Brito Ln Unit 4 Mercedes, TX	3.0	2.0	1073	$1,350	$1.26	15d	1	0.06mi
3500 Valeria Ln #1 Weslaco, TX	2.0	2.0	998	$1,250	$1.25	10d	1	0.08mi
3601 E Mile 8 N Weslaco, TX	2.0–3.0	2.0	1025	$858	$0.84	0d	1	0.13mi
3501 Jessica LN #1 Weslaco, TX	2.0	2.0	920	$1,100	$1.20	10d	1	0.13mi
3601 E Mile 8 N Weslaco, TX	2.0	2.0	900	$1,095	$1.22	184d	1	0.16mi
4013 Jenna Ln Unit D Weslaco, TX	2.0	2.0	1012	$1,300	$1.28	184d	1	0.34mi
100 La Herencia Mercedes, TX	1.0	1.0	570	$685	$1.20	0d	1	0.51mi
1312 Lore Dr Unit 1 Weslaco, TX	2.0	2.0	975	$1,050	$1.08	34d	1	0.58mi
1304 Petri Dr Weslaco, TX	2.0	2.0	1067	$1,050	$0.98	184d	1	0.58mi
1308 Petri Dr Unit 4 Weslaco, TX	3.0	2.0	1078	$1,125	$1.04	16d	1	0.58mi
1312 Petri Dr Weslaco, TX	2.0	2.0	947	$1,015	$1.07	0d	1	0.58mi
1308 Petri Dr Unit 4 Weslaco, TX	3.0	2.0	1078	$1,125	$1.04	33d	1	0.58mi
1404 Lore Dr Unit 2 Weslaco, TX	2.0	2.0	975	$1,050	$1.08	34d	1	0.59mi
1415 Marcela Dr Unit 1 Weslaco, TX	2.0	2.0	947	$1,015	$1.07	0d	1	0.62mi
1308 Vani Dr Weslaco, TX	2.0	2.0	947	$1,050	$1.11	6d	1	0.62mi
1416 Vani Dr Unit 1 Weslaco, TX	2.0	2.0	947	$990	$1.05	184d	1	0.69mi
1412 Vani Dr Unit 3 Weslaco, TX	2.0	2.0	960	$990	$1.03	184d	1	0.69mi
3900 Gabriela Dr Weslaco, TX	3.0	1.0	955	$1,150	$1.20	10d	1	1.05mi
2108 Davenport St #4 Weslaco, TX	2.0	2.0	850	$925	$1.09	33d	1	1.08mi
2105 Davenport St Weslaco, TX	2.0	2.0	938	$1,025	$1.09	16d	1	1.08mi
2105 Davenport St Unit 1 Weslaco, TX	2.0	2.0	938	$1,025	$1.09	36d	1	1.08mi
1917 Davenport St Unit 1 Weslaco, TX	2.0	2.0	938	$1,100	$1.17	184d	1	1.10mi
3108 Rosemary Dr Apt 3 Weslaco, TX	2.0	2.0	950	$975	$1.03	6d	1	1.11mi
3108 Rosemary Dr Apt 3 Weslaco, TX	2.0	2.0	950	$975	$1.03	10d	1	1.11mi
3108 Rosemary Dr Apt 3 Weslaco, TX	2.0	2.0	950	$975	$1.03	13d	1	1.11mi
3108 Rosemary Dr Apt 2 Weslaco, TX	2.0	2.0	950	$875	$0.92	43d	1	1.11mi
3012 Rosemary Dr Apt 2 Weslaco, TX	2.0	2.0	950	$975	$1.03	10d	1	1.12mi
1917 Stauffer St Weslaco, TX	2.0	2.0	938	$1,025	$1.09	16d	1	1.12mi
1917 Stauffers St Unit 4 Weslaco, TX	2.0	2.0	938	$1,025	$1.09	36d	1	1.13mi
2112 Redbud Ln Unit 1 Weslaco, TX	2.0	2.0	920	$1,050	$1.14	43d	1	1.13mi
1908 Davenport St Unit 4 Weslaco, TX	2.0	2.0	938	$1,025	$1.09	10d	1	1.13mi
2912 Rosemary Dr Apt 3 Weslaco, TX	2.0	2.0	950	$875	$0.92	43d	1	1.14mi
1817 Davenport St Apt 4 Weslaco, TX	2.0	2.0	938	$1,025	$1.09	6d	1	1.15mi
2812 Rosemary Dr Weslaco, TX	3.0	2.0	1065	$1,175	$1.10	43d	1	1.16mi
2108 Redbud Ln Unit 3 Weslaco, TX	3.0	2.0	1100	$1,250	$1.14	43d	1	1.16mi
2108 Redbud Ln Unit 4 Weslaco, TX	2.0	2.0	920	$1,050	$1.14	184d	1	1.16mi
2108 Redbud Ln #1 Weslaco, TX	2.0	2.0	920	$1,050	$1.14	43d	1	1.16mi
2812 Rosemary Dr Unit 3 Weslaco, TX	3.0	2.0	1065	$1,175	$1.10	10d	1	1.16mi

HOA detail $21/mo · $252/yr

• Likely covers: security

Listing history 50 events

1. 2026-11-08
   days on market $140,000 Active 669 DOM
2. 2026-11-07
   days on market $140,000 Active 668 DOM
3. 2026-11-06
   days on market $140,000 Active 667 DOM
4. 2026-11-05
   days on market $140,000 Active 666 DOM
5. 2026-11-04
   days on market $140,000 Active 665 DOM
6. 2026-11-02
   days on market $140,000 Active 663 DOM
7. 2026-11-01
   days on market $140,000 Active 662 DOM
8. 2026-10-31
   days on market $140,000 Active 661 DOM
9. 2026-10-31
   days on market $140,000 Active 660 DOM
10. 2026-10-29
    days on market $140,000 Active 659 DOM
11. 2026-10-28
    days on market $140,000 Active 658 DOM
12. 2026-10-27
    days on market $140,000 Active 657 DOM
13. 2026-10-26
    days on market $140,000 Active 656 DOM
14. 2026-10-25
    days on market $140,000 Active 655 DOM
15. 2026-10-24
    days on market $140,000 Active 654 DOM
16. 2026-10-23
    days on market $140,000 Active 653 DOM
17. 2026-10-22
    days on market $140,000 Active 652 DOM
18. 2026-10-21
    days on market $140,000 Active 651 DOM
19. 2026-10-20
    days on market $140,000 Active 650 DOM
20. 2026-10-19
    days on market $140,000 Active 649 DOM
21. 2026-10-18
    days on market $140,000 Active 648 DOM
22. 2026-10-17
    days on market $140,000 Active 647 DOM
23. 2026-10-16
    days on market $140,000 Active 646 DOM
24. 2026-10-15
    days on market $140,000 Active 645 DOM
25. 2026-10-14
    days on market $140,000 Active 644 DOM
26. 2026-10-13
    days on market $140,000 Active 643 DOM
27. 2026-10-12
    days on market $140,000 Active 642 DOM
28. 2026-10-11
    days on market $140,000 Active 641 DOM
29. 2026-10-10
    days on market $140,000 Active 640 DOM
30. 2026-10-09
    days on market $140,000 Active 639 DOM
31. 2026-10-08
    days on market $140,000 Active 638 DOM
32. 2026-10-07
    days on market $140,000 Active 637 DOM
33. 2026-10-06
    days on market $140,000 Active 636 DOM
34. 2026-10-05
    days on market $140,000 Active 635 DOM
35. 2026-10-04
    days on market $140,000 Active 634 DOM
36. 2026-10-04
    days on market $140,000 Active 633 DOM
37. 2026-10-02
    days on market $140,000 Active 632 DOM
38. 2026-10-01
    days on market $140,000 Active 631 DOM
39. 2026-09-30
    days on market $140,000 Active 630 DOM
40. 2026-09-29
    days on market $140,000 Active 629 DOM
41. 2026-09-28
    days on market $140,000 Active 628 DOM
42. 2026-09-27
    days on market $140,000 Active 627 DOM
43. 2026-09-26
    days on market $140,000 Active 626 DOM
44. 2026-09-25
    days on market $140,000 Active 625 DOM
45. 2026-09-24
    days on market $140,000 Active 624 DOM
46. 2026-09-23
    days on market $140,000 Active 623 DOM
47. 2026-09-21
    days on market $140,000 Active 621 DOM
48. 2026-09-20
    days on market $140,000 Active 620 DOM
49. 2026-09-19
    days on market $140,000 Active 619 DOM
50. 2026-09-19
    days on market $140,000 Active 618 DOM

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

Taxation est. · year 1

• Rental income: $14,409
• − Mortgage interest: −$8,040
• − Property taxes: −$2,153
• − Insurance: −$718
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − HOA: −$252
• − Depreciation: −$4,175
• Taxable loss: −$3,234
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $4/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 · 7 photos

Excellent 95/100 None rehab

This move-in-ready condo is in excellent condition with modern finishes and a prime location. Minor updates to the exterior and landscaping would further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add smart home features — Improves convenience and adds value ↑

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: 35.5% rent · 64.5% 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 (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%

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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: ▼ -0.58%
• Current HPI: 261.5117
• 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

• 2025-01-08 Listed $140,000 Zillow