2613 Sage Dr · Weslaco, TX 78596

$460,000

None bd · None ba · 4,052 sqft · MultiFamily · 197 Days on market

Built 2024 Good condition 10,500 sqft lot $114/sqft · at area comps Est $481k · at est. $42/mo HOA · 3% of rent

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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 +21.3/30.0
• ARV discount +9.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.7/10.0
• Appreciation +4.7/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0

Multi-family units

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

Listing remarks MLS

Fully Leased exceptional investment opportunity in a desirable multi-family subdivision just minutes from Expressway 83, top schools, shopping, and dining.These newly built 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
• Contemporary kitchen
• Quartz countertops

Tags

• MULTI-FAMILY SUBDIVISION
• OPEN-CONCEPT LAYOUT
• WOOD-LOOK TILE FLOORING
• CONTEMPORARY KITCHEN
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2-bath units multifamily listed at $460k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive. Per door: $169/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $460k).
• Recommended offer: $405k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.2% 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: 800 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $493 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.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $129k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($405k) is reasonable based on typical stale-listing flexibility.

Recommended offer $404,800 (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. 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 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: 1.07% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.31%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (median comp): $481,150
• List price: $460,000
• Delta: -4.40%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 Dominion Dr	1.38mi	—/—	3,802 (-6%)	3mo	$479,000	$126	52
2909 Charlie Rd	1.49mi	—/—	3,802 (-6%)	5mo	$479,000	$126	51
2900 Delta Rd	1.44mi	—/—	3,726 (-8%)	3mo	$479,000	$129	49
1627 S Midway Rd	0.54mi	4/4.0	3,073 (-24%)	3mo	$645,000	$210	48
1803 N Forest Ln	0.85mi	4/4.0	3,683 (-9%)	5mo	$449,000	$122	46
2107 S Victoria Rd	1.06mi	4/5.0	3,617 (-11%)	5mo	$400,000	$111	43
1920 Forest Ln N	0.64mi	4/2.5	3,444 (-15%)	9mo	$399,500	$116	38
1333 S Victoria Rd	0.94mi	5/3.0	3,121 (-23%)	4mo	$545,000	$175	37
618 W 11th St	1.14mi	4/2.5	3,307 (-18%)	6mo	$299,000	$90	35
806 Beryl Cir	0.80mi	4/4.0	4,637 (+14%)	8mo	$599,500	$129	34
1818 Forest Ln	0.90mi	4/3.5	3,402 (-16%)	8mo	$425,000	$125	34
2724 Wildwood Dr	1.27mi	4/2.5	3,105 (-23%)	9mo	$439,900	$142	33

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: 2.9%
• Equity multiple: 1.13×
• Total profit: $17,273
• Equity at exit: $120,289

10-year hold

• IRR: 9.0%
• Equity multiple: 1.91×
• Total profit: $117,573
• Equity at exit: $134,380

Cash invested: $128,800 (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.

Methodology + full state rankings →

Active competition Active MLS

• For sale now: 4 active
• Median asking: $494,000 ($117/sqft)
• Median days on market: 192 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +1.6% 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: 800
• Price-to-rent: 31.1×

Monthly cashflow live

• Estimated rent: $4,934 high
• Mortgage (P&I): −$2,412
• Tax est. 1.5%: −$575 /mo · $6,900/yr
• Insurance: −$192
• HOA: −$42
• Vacancy / Maint / Mgmt: −$1,036
• Net cashflow: $677

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,932
Total (4 units)			$4,934

Break-even live

Break-even rent $4,077

Max offer price $460,000

Occupancy floor 81%

Sensitivity live

Price	-10% $995	-5% $836	+0% $677	+5% $518	+10% $359
Rent	-10% $287	-5% $482	+0% $677	+5% $872	+10% $1,067
Rate	-1.0pp $909	-0.5pp $794	base $677	+0.5pp $558	+1.0pp $436

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: $115,000
• Closing costs: $13,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 San Vicente Weslaco, TX	3.0	2.0	1150	$1,250	$1.09	93d	1	0.03mi
1405 San Vicente Unit 1 Weslaco, TX	3.0	2.0	1064	$1,175	$1.10	16d	1	0.03mi
1405 San Vicente Unit 3 Weslaco, TX	3.0	2.0	4256	$1,250	$0.29	72d	1	0.03mi
1413 Vine Ave Unit 4 Weslaco, TX	3.0	2.0	1100	$1,300	$1.18	16d	1	0.04mi
1319 San Vicente Unit 1 Weslaco, TX	3.0	2.0	1100	$1,350	$1.23	72d	1	0.07mi
1322 Beverly Ave Unit 3 Weslaco, TX	3.0	2.0	1050	$1,350	$1.29	72d	1	0.08mi
1409 Beverly Ave Unit 1 Weslaco, TX	2.0	2.0	986	$1,050	$1.06	93d	1	0.09mi
2211 Tomatillo Dr Weslaco, TX	3.0	2.0	1361	$2,200	$1.62	72d	1	0.27mi
3109 Whitetail Dr Weslaco, TX	3.0	2.0	2066	$1,700	$0.82	68d	1	0.42mi
2816 Brown St Unit B Weslaco, TX	2.0	2.0	1000	$950	$0.95	93d	1	0.42mi
3117 Whitetail Dr Weslaco, TX	3.0	2.0	1631	$1,500	$0.92	63d	1	0.43mi
1816 Columbia St Unit D Weslaco, TX	2.0	2.0	1000	$1,000	$1.00	16d	1	0.44mi
1900 Columbia St Unit D Weslaco, TX	2.0	2.0	1000	$1,050	$1.05	63d	1	0.48mi
3031 W Mile 7 N Weslaco, TX	3.0	2.0	—	$1,300	—	72d	1	0.64mi
2701 S Midway Rd Unit 12 Donna, TX	2.0	1.0	—	$700	—	93d	1	1.01mi
222 S Westgate Dr Weslaco, TX	1.0	1.0	700	$680	$0.97	93d	1	1.06mi
222 S Westgate Dr Apt 6 Weslaco, TX	1.0	1.0	700	$680	$0.97	93d	1	1.06mi
222 S Westgate Dr Weslaco, TX	1.0	1.0	650	$670	$1.03	93d	1	1.06mi
3099 Briggs Rd Weslaco, TX	2.0	2.0	995	$1,200	$1.21	16d	1	1.07mi
3086 Briggs Rd Unit B Midway South, TX	2.0	3.0	1050	$1,300	$1.24	72d	1	1.08mi
2101 W Business 83 Unit 103 Weslaco, TX	3.0	2.0	—	$1,060	—	93d	1	1.09mi
2101 W Business 83 Unit 101 Weslaco, TX	1.0	1.0	—	$778	—	93d	1	1.09mi
2101 W Business 83 Unit 83 Weslaco, TX	2.0	2.0	—	$925	—	93d	1	1.12mi
3009 Meadow Ln Unit 7 Donna, TX	2.0	2.0	10368	$825	$0.08	16d	1	1.28mi
1409 W Business 83 Unit 00 722 Weslaco, TX	1.0	1.0	550	$855	$1.55	93d	1	1.30mi
3707 U.S. 83 Business Unit 464 Donna, TX	3.0	2.0	960	$799	$0.83	16d	1	1.35mi
3707 U.S. 83 Business Unit 431 Donna, TX	3.0	2.0	960	$799	$0.83	72d	1	1.35mi
3707 U.S. 83 Business Unit 442 Donna, TX	3.0	2.0	960	$799	$0.83	93d	1	1.35mi
3707 U.S. 83 Business Unit 333 Donna, TX	3.0	2.0	960	$899	$0.94	93d	1	1.35mi
408 Sparrow Rd #4 Weslaco, TX	3.0	2.0	1185	$1,400	$1.18	63d	1	1.37mi
408 Sparrow Rd Unit 2 Weslaco, TX	1.0	1.0	855	$1,150	$1.35	16d	1	1.37mi
412 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	72d	1	1.39mi
503 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1000	$1,300	$1.30	70d	1	1.42mi
2613 Mockingbird Rd Unit D Weslaco, TX	2.0	2.0	973	$1,200	$1.23	93d	1	1.45mi
2608 Mockingbird Rd Unit 4 Weslaco, TX	3.0	2.0	1183	$1,380	$1.17	70d	1	1.47mi

Listing history 25 events

1. 2026-06-30
   days on market $460,000 Active 197 DOM
2. 2026-06-29
   days on market $460,000 Active 196 DOM
3. 2026-06-28
   days on market $460,000 Active 195 DOM
4. 2026-06-27
   days on market $460,000 Active 194 DOM
5. 2026-06-26
   days on market $460,000 Active 193 DOM
6. 2026-06-23
   days on market $460,000 Active 190 DOM
7. 2026-06-22
   days on market $460,000 Active 189 DOM
8. 2026-06-21
   days on market $460,000 Active 188 DOM
9. 2026-06-21
   days on market $460,000 Active 187 DOM
10. 2026-06-18
    days on market $460,000 Active 185 DOM
11. 2026-06-17
    days on market $460,000 Active 184 DOM
12. 2026-06-16
    days on market $460,000 Active 183 DOM
13. 2026-06-15
    days on market $460,000 Active 182 DOM
14. 2026-06-15
    days on market $460,000 Active 181 DOM
15. 2026-06-13
    days on market $460,000 Active 180 DOM
16. 2026-06-12
    days on market $460,000 Active 179 DOM
17. 2026-06-09
    days on market $460,000 Active 176 DOM
18. 2026-06-08
    days on market $460,000 Active 175 DOM
19. 2026-06-08
    days on market $460,000 Active 174 DOM
20. 2026-06-07
    days on market $460,000 Active 173 DOM
21. 2026-06-03
    days on market $460,000 Active 170 DOM
22. 2026-06-02
    days on market $460,000 Active 169 DOM
23. 2026-06-01
    days on market $460,000 Active 168 DOM
24. 2026-05-31
    days on market $460,000 Active 167 DOM
25. 2025-12-15
    listed $460,000 Active 995-char remark

    Show marketing remark (995 chars)

    Fully Leased exceptional investment opportunity in a desirable multi-family subdivision just minutes from Expressway 83, top schools, shopping, and dining.These newly built 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.

Taxation est. · year 1

• Rental income: $59,208
• − Mortgage interest: −$25,767
• − Property taxes: −$6,900
• − Insurance: −$2,300
• − Repairs & maintenance: −$4,737
• − Management: −$4,737
• − HOA: −$504
• − Depreciation: −$13,382
• Taxable income: $882
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $7,911/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

Good 80/100 None rehab

This newly built fourplex is in excellent condition with modern design and immediate cash flow. It is fully leased and ready for investors to capitalize on its strong tenant appeal and location.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Paint touch-ups — Maintains the neutral paint colors and enhances the home's curb appeal. ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Memorial El D- TX #1,133/4,322 Nat'l #15,897/41,679 Middle Central Middle F TX #786/1,662 Nat'l #7,065/14,009 High Weslaco H S F TX #1,147/1,632 Nat'l #11,621/17,239

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%
• Common ancestry: Slovak 1%
• Foreign-born: 17% · Canada
• 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

• 2025-12-15 Listed $460,000 MCALLENMLS