1908 Primrose Dr · Weslaco, TX 78596

$229,900

3 bd · 2.0 ba · 1,782 sqft · SingleFamily public records · 159 Days on market

Built 2013 6,135 sqft lot $129/sqft · at area comps Est $238k · at est. $17/mo HOA · 1% 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).

• ARV discount +9.1/15.0
• Cash flow +8.3/30.0
• Appreciation +4.7/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.2/10.0

Listing remarks MLS

Beautiful **4-bedroom, 2-bath home located in a desirable gated subdivision in Weslaco**. This well-maintained property offers **1,780 sq ft of living space**, a comfortable layout, and a **2-car garage**. The home features **fresh paint throughout**, creating a bright, clean, move-in ready interior. The spacious living and dining areas flow nicely for everyday living and entertaining. The **fourth bedroom is located at the front of the home and can easily serve as a private home office**, offering a pleasant **view toward the front yard**—perfect for those working from home or needing a flexible space. **gated community**. Conveniently located near schools, shopping, and major roads. A great opportunity to own a **move-in ready home in a wonderful neighborhood**.

Key facts

• Gated community
• Covered patio
• Granite countertops

Tags

• GATED COMMUNITY
• SPLIT-BEDROOM FLOOR PLAN
• GRANITE COUNTERTOPS
• COVERED PATIO
• MATURE TREES
• BRAND-NEW A/C UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (14.4% below list).
• Recommended offer: $193k (16.2% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 4.1% in Weslaco — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 710 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $246 of equity ($2k 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 159 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,739 (16.2% 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 159 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.86% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 9.7

CMA / ARV

• ARV (median comp): $238,251
• List price: $229,900
• Delta: -3.51%
• 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
2000 Tomatillo Dr	0.05mi	3/2.0	1,645 (-8%)	14mo	$218,000	$133	73
2105 Water Willow Dr	0.09mi	3/2.0	2,025 (+14%)	9mo	$245,500	$121	65
506 S Clifford Dr	0.73mi	3/2.0	1,738 (-2%)	1mo	$249,000	$143	61
907 Amethyst Dr	0.36mi	3/2.0	2,023 (+14%)	8mo	$270,000	$133	54
1516 Agate Dr	0.39mi	3/2.0	1,988 (+12%)	12mo	$315,000	$158	52
3027 W 6th St	0.55mi	3/2.0	1,944 (+9%)	13mo	$60,000	$31	49
904 W 8th St	0.73mi	3/2.0	1,654 (-7%)	9mo	$179,900	$109	47
1103 Ash Dr	0.58mi	3/2.0	1,986 (+11%)	13mo	$260,000	$131	43
505 S Clifford Dr S	0.74mi	4/3.0 (+1)	1,885 (+6%)	5mo	$215,000	$114	43
1655 Mile 6 1/2 West St	0.42mi	2/2.0 (-1)	1,956 (+10%)	20mo	$415,000	$212	42
3118 Arrow Ln	0.68mi	3/2.0	1,541 (-14%)	4mo	$239,000	$155	42
3113 Whitetail Dr	0.69mi	3/2.0	1,603 (-10%)	15mo	$220,000	$137	39

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: -9.1%
• Equity multiple: 0.59×
• Total profit: $-26,225
• Equity at exit: $60,119

10-year hold

• IRR: -2.6%
• Equity multiple: 0.75×
• Total profit: $-16,234
• Equity at exit: $67,161

Cash invested: $64,372 (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: 710
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,967 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$446 /mo · $5,351/yr
• Insurance: −$96
• HOA: −$17
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-210

Break-even live

Break-even rent $2,233

Max offer price $192,739

Occupancy floor —

Sensitivity live

Price	-10% $-80	-5% $-145	+0% $-210	+5% $-275	+10% $-341
Rent	-10% $-366	-5% $-288	+0% $-210	+5% $-133	+10% $-55
Rate	-1.0pp $-95	-0.5pp $-152	base $-210	+0.5pp $-270	+1.0pp $-331

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2211 Tomatillo Dr Weslaco, TX	3.0	2.0	1361	$2,200	$1.62	24d	1	0.19mi
3109 Whitetail Dr Weslaco, TX	3.0	2.0	2066	$1,700	$0.82	19d	1	0.69mi
3117 Whitetail Dr Weslaco, TX	3.0	2.0	1631	$1,500	$0.92	14d	1	0.71mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: security

Listing history 10 events

1. 2026-04-17
   price $229,900 793-char remark

   Show marketing remark (793 chars)

   Beautiful **4-bedroom, 2-bath home located in a desirable gated subdivision in Weslaco**. This well-maintained property offers **1,780 sq ft of living space**, a comfortable layout, and a **2-car garage**. The home features **fresh paint throughout**, creating a bright, clean, move-in ready interior. The spacious living and dining areas flow nicely for everyday living and entertaining. The **fourth bedroom is located at the front of the home and can easily serve as a private home office**, offering a pleasant **view toward the front yard**—perfect for those working from home or needing a flexible space. **gated community**. Conveniently located near schools, shopping, and major roads. A great opportunity to own a **move-in ready home in a wonderful neighborhood**.

2. 2026-03-04
   price $234,900 793-char remark

   Show marketing remark (793 chars)

   Beautiful **4-bedroom, 2-bath home located in a desirable gated subdivision in Weslaco**. This well-maintained property offers **1,780 sq ft of living space**, a comfortable layout, and a **2-car garage**. The home features **fresh paint throughout**, creating a bright, clean, move-in ready interior. The spacious living and dining areas flow nicely for everyday living and entertaining. The **fourth bedroom is located at the front of the home and can easily serve as a private home office**, offering a pleasant **view toward the front yard**—perfect for those working from home or needing a flexible space. **gated community**. Conveniently located near schools, shopping, and major roads. A great opportunity to own a **move-in ready home in a wonderful neighborhood**.

3. 2026-02-09
   price $239,900 793-char remark

   Show marketing remark (793 chars)

   Beautiful **4-bedroom, 2-bath home located in a desirable gated subdivision in Weslaco**. This well-maintained property offers **1,780 sq ft of living space**, a comfortable layout, and a **2-car garage**. The home features **fresh paint throughout**, creating a bright, clean, move-in ready interior. The spacious living and dining areas flow nicely for everyday living and entertaining. The **fourth bedroom is located at the front of the home and can easily serve as a private home office**, offering a pleasant **view toward the front yard**—perfect for those working from home or needing a flexible space. **gated community**. Conveniently located near schools, shopping, and major roads. A great opportunity to own a **move-in ready home in a wonderful neighborhood**.

4. 2026-01-23
   price $241,900 793-char remark

   Show marketing remark (793 chars)

   Beautiful **4-bedroom, 2-bath home located in a desirable gated subdivision in Weslaco**. This well-maintained property offers **1,780 sq ft of living space**, a comfortable layout, and a **2-car garage**. The home features **fresh paint throughout**, creating a bright, clean, move-in ready interior. The spacious living and dining areas flow nicely for everyday living and entertaining. The **fourth bedroom is located at the front of the home and can easily serve as a private home office**, offering a pleasant **view toward the front yard**—perfect for those working from home or needing a flexible space. **gated community**. Conveniently located near schools, shopping, and major roads. A great opportunity to own a **move-in ready home in a wonderful neighborhood**.

5. 2026-01-01
   price $244,000 793-char remark

   Show marketing remark (793 chars)

   Beautiful **4-bedroom, 2-bath home located in a desirable gated subdivision in Weslaco**. This well-maintained property offers **1,780 sq ft of living space**, a comfortable layout, and a **2-car garage**. The home features **fresh paint throughout**, creating a bright, clean, move-in ready interior. The spacious living and dining areas flow nicely for everyday living and entertaining. The **fourth bedroom is located at the front of the home and can easily serve as a private home office**, offering a pleasant **view toward the front yard**—perfect for those working from home or needing a flexible space. **gated community**. Conveniently located near schools, shopping, and major roads. A great opportunity to own a **move-in ready home in a wonderful neighborhood**.

6. 2025-12-31
   price $255,000 793-char remark

   Show marketing remark (793 chars)

   Beautiful **4-bedroom, 2-bath home located in a desirable gated subdivision in Weslaco**. This well-maintained property offers **1,780 sq ft of living space**, a comfortable layout, and a **2-car garage**. The home features **fresh paint throughout**, creating a bright, clean, move-in ready interior. The spacious living and dining areas flow nicely for everyday living and entertaining. The **fourth bedroom is located at the front of the home and can easily serve as a private home office**, offering a pleasant **view toward the front yard**—perfect for those working from home or needing a flexible space. **gated community**. Conveniently located near schools, shopping, and major roads. A great opportunity to own a **move-in ready home in a wonderful neighborhood**.

7. 2025-12-17
   listed $244,000 Active 793-char remark

   Show marketing remark (793 chars)

   Beautiful **4-bedroom, 2-bath home located in a desirable gated subdivision in Weslaco**. This well-maintained property offers **1,780 sq ft of living space**, a comfortable layout, and a **2-car garage**. The home features **fresh paint throughout**, creating a bright, clean, move-in ready interior. The spacious living and dining areas flow nicely for everyday living and entertaining. The **fourth bedroom is located at the front of the home and can easily serve as a private home office**, offering a pleasant **view toward the front yard**—perfect for those working from home or needing a flexible space. **gated community**. Conveniently located near schools, shopping, and major roads. A great opportunity to own a **move-in ready home in a wonderful neighborhood**.

8. 2022-06-27
   listed $245,000 Active
9. 2013-04-05
   soldstatus
10. 2008-07-11
    soldstatus $2,800,000

ⓘ 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: $5,351 · $446/mo
• Projected year-2 tax: $5,351 · $446/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $23,604
• − Mortgage interest: −$12,878
• − Property taxes: −$5,351
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − HOA: −$204
• − Depreciation: −$6,688
• Taxable loss: −$6,443
• Est. tax savings @ 24.0%: +$1,546
• After-tax cash flow: $-978/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

-91.8% since first listed

10 events — show timeline

• 2026-04-17 Price Changed $229,900 MCALLENMLS
• 2026-03-04 Price Changed $234,900 MCALLENMLS
• 2026-02-09 Price Changed $239,900 MCALLENMLS
• 2026-01-23 Price Changed $241,900 MCALLENMLS
• 2026-01-01 Price Changed $244,000 MCALLENMLS
• 2025-12-31 Price Changed $255,000 MCALLENMLS
• 2025-12-17 Listed $244,000 MCALLENMLS
• 2022-06-27 Listed $245,000 MCALLENMLS
• 2013-04-05 Sold (Public Records) — Public Records
• 2008-07-11 Sold (Public Records) $2,800,000 Public Records

Property tax history

+24.4%/yr

Latest (2025): $5,351 · -12.8% YoY. Source: county tax records.