Real Estate Investing in Weslaco, Texas (78599)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78599 (Weslaco, TX)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated poverty: 23.8% poverty rate — can affect rent collection.
What’s happening in Weslaco, TX (78599)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 78599 Weslaco
Not every below-median market is a bargain. Weslaco's 78599 ZIP posts signals that favor experienced operators who can absorb the risk $188K pricing implies.
The investment case in 78599 is durable only for operators who understand what they are buying. A $188K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 78599 and stronger Weslaco ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A substantial renter share of 26% in 78599 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 78599 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Weslaco:
Property Strategy for 78599
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $117,588 | $1,080 | 6.6% | +12.7% | $58,794 |
| 3BR | $181,452 | $1,400 | 5.6% | +9.6% | $60,484 |
| 4BR | $276,282 | $1,550 | 4.0% | +7.9% | $69,070 |
| 5BR | $337,429 | — | — | +7.9% | $67,486 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78599 Compare?
| Metric | 78599 | Weslaco | McAllen-Edinburg-Mission, TX | Texas |
|---|---|---|---|---|
| Home Value | $187,913 | $176,553 | N/A | $297,000 |
| 5-Year CAGR | 7.1% | 6.6% | N/A | 5.4% |
| Avg Rent | $1,015 | $1,061 | N/A | - |
| Cap Rate | 4.2% | 4.7% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78599 (Weslaco, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $187,913 |
| Monthly Rent | $1,015 |
| Price-to-Rent | 15.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 11.3% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +7.1% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 78599
Population: 35,400
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 78599
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What is the best play in Weslaco, TX?
A careful cash-flow rentals with hands-on management strategy Weslaco, TX best. The market produces measured results for that approach at the $188K price point.
Do rentals sit vacant long in Weslaco, TX?
Weslaco, TX sees elevated vacancy, which is reasonable relative to the broader TX rental market.
What is the typical rental rate in Weslaco, TX?
Weslaco, TX rentals go for roughly $1,015/mo a month. That puts gross yield in solid territory relative to $188K acquisition costs.
Are renters plentiful in Weslaco, TX?
Tenant demand in Weslaco, TX is solid. The local workforce $1,015/mo rents across most rental classes.
What are home prices like in Weslaco, TX?
Expect median prices around $188K in Weslaco, TX. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
You know 78599 now. You don’t know where it ranks.
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How 78599 ranks in McAllen-Edinburg-Mission, TX
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