107 W 20th St · Weslaco, TX 78596

$208,728

5 bd · 3.0 ba · 2,832 sqft · SingleFamily public records · 35 Days on market

Built 1994 9,504 sqft lot $74/sqft · 31% below area Est $304k · 31% under ↓ 7% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.0/30.0
• Appreciation +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.2/10.0
• DSCR +1.2/10.0

Listing remarks

Ready to Go! Must See! Calling all Handyman and Investors, this house is your Canvas. In need of some TLC. With 4 bedrooms, 3 full bathrooms and 2 car garage. This house features 2 principal's bedroom, one downstairs, one upstairs. Spacious galley kitchen, and lots of Storage throughout. Located on an establish subdivision. It sits on a corner lot. Back alley access. Conveniently located within walking distance to Walmart neighborhood market, gas station, McDonalds, City Park, Elementary Schools, and much more. Come take a look and all its potential!

Key facts

• Back alley access
• Corner lot
• 9,504 sq ft lot

Tags

• CORNER LOT
• BACK ALLEY ACCESS
• WALKING DISTANCE TO MCDONALDS
• WALKING DISTANCE TO CITY PARK

Property features AI

Finance

• HOA & community: No association; Community curbs

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage faces side
• Utilities: Public water; City sewer
• Home design: Property information from HidalgoCAD; Paved road access
• Construction: Brick and wood siding construction; Composition shingle roof; Slab foundation; Built area approximately 2,832
• Exterior features: Mature trees; Partial wood fencing; Alley access; Corner lot; Curb and gutters; Irregular lot

Interior

• Kitchen: Dishwasher; Refrigerator; Electric smooth top range; Electric water heater
• Flooring: Concrete; Tile; None
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Attic fans
• Interior features: Entrance foyer; Laminate countertops; Ceiling fans; Partial window coverings
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-303 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (26.4% below list).
• Recommended offer: $154k (26.4% below list) — sets the bar for 1% rule.

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: 708 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $224 of equity ($1k loan paydown + $-1k 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 35 days — a 3% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,689 (26.4% 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 35 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.74% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.23%
• DSCR: 0.72
• GRM: 11.3

CMA / ARV

• ARV (median comp): $303,803
• List price: $208,728
• Delta: -31.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 Anthony St	0.51mi	4/4.0 (-1)	2,846 (+0%)	3mo	$349,999	$123	64
2007 Impala St	0.67mi	4/3.5 (-1)	2,937 (+4%)	17mo	$899,000	$306	41
605 W 13th St	0.64mi	4/3.0 (-1)	2,473 (-13%)	7mo	$335,000	$135	38

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: -12.0%
• Equity multiple: 0.47×
• Total profit: $-31,021
• Equity at exit: $54,582

10-year hold

• IRR: -5.4%
• Equity multiple: 0.48×
• Total profit: $-30,458
• Equity at exit: $60,976

Cash invested: $58,444 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,537 medium
• Mortgage (P&I): −$1,095
• Tax from tax record: −$336 /mo · $4,031/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-303

Break-even live

Break-even rent $1,921

Max offer price $155,143

Occupancy floor —

Sensitivity live

Price	-10% $-185	-5% $-244	+0% $-303	+5% $-362	+10% $-421
Rent	-10% $-425	-5% $-364	+0% $-303	+5% $-243	+10% $-182
Rate	-1.0pp $-198	-0.5pp $-250	base $-303	+0.5pp $-357	+1.0pp $-412

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: $52,182
• Closing costs: $6,262
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $208,728 Active 35 DOM
2. 2026-06-17
   days on market $208,728 Active 34 DOM
3. 2026-06-16
   days on market $208,728 Active 33 DOM
4. 2026-06-15
   days on market $208,728 Active 32 DOM
5. 2026-06-15
   days on market $208,728 Active 31 DOM
6. 2026-06-13
   days on market $208,728 Active 30 DOM
7. 2026-06-12
   days on market $208,728 Active 29 DOM
8. 2026-06-09
   days on market $208,728 Active 26 DOM
9. 2026-06-08
   days on market $208,728 Active 25 DOM
10. 2026-06-08
    days on market $208,728 Active 24 DOM
11. 2026-06-07
    days on market $208,728 Active 23 DOM
12. 2026-06-03
    days on market $208,728 Active 20 DOM
13. 2026-06-02
    days on market $208,728 Active 19 DOM
14. 2026-06-01
    days on market $208,728 Active 18 DOM
15. 2026-05-31
    days on market $208,728 Active 17 DOM
16. 2026-05-14
    listed $208,728 Active 567-char remark
17. 2026-02-05
    price $218,728
18. 2025-08-20
    listed $223,728 Active

ⓘ 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: $4,031 · $336/mo
• Projected year-2 tax: $4,031 · $336/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 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $18,443
• − Mortgage interest: −$11,692
• − Property taxes: −$4,031
• − Insurance: −$1,044
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$6,072
• Taxable loss: −$7,347
• Est. tax savings @ 24.0%: +$1,763
• After-tax cash flow: $-1,877/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

-6.7% since first listed

3 events — show timeline

• 2026-05-14 Listed $208,728 MCALLENMLS
• 2026-02-05 Price Changed $218,728 MCALLENMLS
• 2025-08-20 Listed $223,728 MCALLENMLS

Property tax history

+2.1%/yr

Latest (2025): $4,031 · +9.8% YoY. Source: county tax records.