2613 Sage Dr · Weslaco, TX 78596

$460,000

None bd · None ba · 4,052 sqft · MultiFamily · 185 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 +22.0/30.0
• ARV discount +9.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.9/10.0
• Appreciation +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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 multifamily listed at $460k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• 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 8.2% 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; 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 $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 185 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 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $481,360
• List price: $460,000
• Delta: -4.44%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1405 San Vicente Ave	0.01mi	—/—	4,100 (+1%)	16mo	$525,000	$128	84
1405 Beverly Ave	0.13mi	—/—	4,200 (+4%)	9mo	$484,900	$115	80
2709 Sage Dr	0.17mi	—/—	4,200 (+4%)	18mo	$495,000	$118	71
1323 Beverly Ave	0.13mi	—/—	4,200 (+4%)	20mo	$489,900	$117	71
1318 Beverly Ave	0.13mi	—/—	4,200 (+4%)	23mo	$510,000	$121	69
2501 Sage Dr	0.17mi	—/—	4,200 (+4%)	23mo	$495,000	$118	67

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: 3.5%
• Equity multiple: 1.16×
• Total profit: $20,544
• Equity at exit: $120,289

10-year hold

• IRR: 9.5%
• Equity multiple: 1.97×
• Total profit: $124,637
• 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 →

ZIP-level market 78596

• Home prices YoY: -0.2%
• Active inventory: 708
• Price-to-rent: 30.7×

Monthly cashflow live

• Estimated rent: $4,999 high
• Mortgage (P&I): −$2,412
• Tax est. 1.5%: −$575 /mo · $6,900/yr
• Insurance: −$192
• HOA: −$42
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $728

Break-even live

Break-even rent $4,077

Max offer price $460,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$5,000
Total (4 units)			$4,999

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
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 San Vicente Unit 3 Weslaco, TX	3.0	2.0	4256	$1,250	$0.29	23d	1	0.03mi
1405 San Vicente Unit 1 Weslaco, TX	3.0	2.0	4256	$1,200	$0.28	23d	1	0.03mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 16 events

1. 2026-06-18
   days on market $460,000 Active 185 DOM
2. 2026-06-17
   days on market $460,000 Active 184 DOM
3. 2026-06-16
   days on market $460,000 Active 183 DOM
4. 2026-06-15
   days on market $460,000 Active 182 DOM
5. 2026-06-15
   days on market $460,000 Active 181 DOM
6. 2026-06-13
   days on market $460,000 Active 180 DOM
7. 2026-06-12
   days on market $460,000 Active 179 DOM
8. 2026-06-09
   days on market $460,000 Active 176 DOM
9. 2026-06-08
   days on market $460,000 Active 175 DOM
10. 2026-06-08
    days on market $460,000 Active 174 DOM
11. 2026-06-07
    days on market $460,000 Active 173 DOM
12. 2026-06-03
    days on market $460,000 Active 170 DOM
13. 2026-06-02
    days on market $460,000 Active 169 DOM
14. 2026-06-01
    days on market $460,000 Active 168 DOM
15. 2026-05-31
    days on market $460,000 Active 167 DOM
16. 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: $59,988
• − Mortgage interest: −$25,767
• − Property taxes: −$6,900
• − Insurance: −$2,300
• − Repairs & maintenance: −$4,799
• − Management: −$4,799
• − HOA: −$504
• − Depreciation: −$13,382
• Taxable income: $1,537
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $8,370/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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

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