3001 W 7th St · Midway South, TX 78596

$90,000

3 bd · 2.0 ba · 1,900 sqft · SingleFamily public records · 17 Days on market

Built 1977 5,998 sqft lot ↓ 40% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Investor friendly cash only opportunity in Weslaco. Listed at 90K. This 5 bedroom 2 bath home offers 1,740 sqft of living space on a 5,998 sqft lot and is a great option for someone looking for their next project. Built on a slab foundation, the home has a solid base and a layout that works well for resale. The five bedroom setup gives you flexibility and strong value potential. Property is being sold as is and priced accordingly. Conveniently located with access to schools, shopping, and main roads. Good potential for the right buyer. Schedule a showing today.

Key facts

• Slab foundation
• Access to schools
• Access to shopping

Tags

• SLAB FOUNDATION
• ACCESS TO SCHOOLS
• ACCESS TO SHOPPING
• ACCESS TO MAIN ROADS

Property features AI

Finance

• Other: Lot size about 5,998 sq ft (0.1377 acres)
• HOA & community: No homeowner association

Exterior

• Parking: No garage; No designated parking spaces
• Utilities: City sewer
• Home design: Single-story property (entry level not specified); Living area reported by HidalgoCAD
• Construction: Wood siding construction; Slab foundation; Built area approximately 1,740 total square feet
• Exterior features: Metal roof; Chain link fencing; Alley access; Mature trees on lot; Paved road access; Other exterior features

Interior

• Kitchen: Electric water heater; No conveying appliances
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; No window coverings; Countertops: other or unspecified; Living area includes a separate living/dining area
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,201 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment 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: 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 $96 of equity ($622 loan paydown + $-526 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.87% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.18%
• DSCR: 2.43
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $248,900
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3027 W 6th St	0.38mi	3/2.0	1,944 (+2%)	13mo	$60,000	$31	68
2207 Mulberry Dr	0.47mi	3/2.5	1,862 (-2%)	22mo	$269,000	$144	55
2105 Water Willow Dr	0.61mi	3/2.0	2,025 (+7%)	9mo	$245,500	$121	53
600 Amber Dr	0.32mi	4/2.0 (+1)	1,637 (-14%)	16mo	$187,450	$115	44
1708 Oak Ct	0.72mi	3/2.5	2,096 (+10%)	5mo	$409,000	$195	43
2000 Tomatillo Dr	0.63mi	3/2.0	1,645 (-13%)	14mo	$218,000	$133	36
2308 Water Willow Dr	0.55mi	3/2.0	2,123 (+12%)	24mo	$195,000	$92	35
2002 Water Willow Dr	0.68mi	4/2.5 (+1)	2,136 (+12%)	12mo	$280,000	$131	31

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: 31.8%
• Equity multiple: 2.51×
• Total profit: $38,007
• Equity at exit: $23,535

10-year hold

• IRR: 36.0%
• Equity multiple: 4.88×
• Total profit: $97,817
• Equity at exit: $26,292

Cash invested: $25,200 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,684 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $676

Break-even live

Break-even rent $829

Max offer price $90,000

Occupancy floor 55%

Sensitivity live

Price	-10% $727	-5% $701	+0% $676	+5% $650	+10% $625
Rent	-10% $543	-5% $609	+0% $676	+5% $742	+10% $809
Rate	-1.0pp $721	-0.5pp $699	base $676	+0.5pp $652	+1.0pp $629

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3109 Whitetail Dr Weslaco, TX	3.0	2.0	2066	$1,700	$0.82	19d	1	0.18mi
3117 Whitetail Dr Weslaco, TX	3.0	2.0	1631	$1,500	$0.92	15d	1	0.20mi
2211 Tomatillo Dr Weslaco, TX	3.0	2.0	1361	$2,200	$1.62	24d	1	0.51mi

Listing history 11 events

1. 2026-05-07
   status Pending
2. 2026-05-04
   historical Option
3. 2026-04-23
   status Pending
4. 2026-04-20
   historical Option
5. 2026-04-08
   listed $90,000 Active
6. 2026-02-12
   price $109,500
7. 2026-02-04
   price $109,900
8. 2026-01-26
   listed $110,000 Active
9. 2025-07-28
   listed $149,000 Active
10. 2025-01-22
    soldstatus
11. 2021-07-02
    soldstatus

ⓘ 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: $1,745 · $145/mo
• Projected year-2 tax: $1,745 · $145/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) · 68% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $20,211
• − Mortgage interest: −$5,041
• − Property taxes: −$1,745
• − Insurance: −$450
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$2,618
• Taxable income: $7,123
• Est. tax owed @ 24.0%: −$1,710
• After-tax cash flow: $6,399/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 — Midway South

• Score: 58/100
• State rank: #1201
• US rank: #21023

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midway South, 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

-39.6% since first listed

11 events — show timeline

• 2026-05-07 Pending — MCALLENMLS
• 2026-05-04 Contingent — MCALLENMLS
• 2026-04-23 Pending — MCALLENMLS
• 2026-04-20 Contingent — MCALLENMLS
• 2026-04-08 Listed $90,000 MCALLENMLS
• 2026-02-12 Price Changed $109,500 MCALLENMLS
• 2026-02-04 Price Changed $109,900 MCALLENMLS
• 2026-01-26 Listed $110,000 MCALLENMLS
• 2025-07-28 Listed $149,000 MCALLENMLS
• 2025-01-22 Sold (Public Records) — Public Records
• 2021-07-02 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,745 · +19.5% YoY. Source: county tax records.