300 Cooper Ln · La Feria, TX 78559

$79,900

2 bd · 2.0 ba · 882 sqft · SingleFamily public records · 156 Days on market

Built 1980 0.36 ac lot $91/sqft · 20% below area Est $100k · 20% under

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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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-bedroom, 2-bath mobile home located in a quiet 55+ community in La Feria. The home features a convenient washer and dryer room located just off the main bathroom. Handicap-accessible entry provides added ease and accessibility. The property sits on a spacious lot with a large front yard and generous backyard, offering plenty of outdoor space. Two storage sheds provide additional room for tools and equipment. The home is being sold in its present condition and offers a great opportunity for updates or personal touches.

Key facts

• Large front yard
• Two storage sheds
• Generous backyard

Tags

• WASHER AND DRYER ROOM
• LARGE FRONT YARD
• GENEROUS BACKYARD
• TWO STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.4% in La Feria — 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 65/100 on livability (#667 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• La Feria ISD (suburban): math 27% / reading 35% proficiency, ranked #630 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 260 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $10k (11%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.78%
• DSCR: 1.48
• GRM: 6.7

CMA / ARV

• ARV (median comp): $99,538
• List price: $79,900
• Delta: -19.73%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 S Chelo Dr	0.13mi	3/1.0 (+1)	936 (+6%)	1mo	$84,000	$90	74

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-114
• Equity at exit: $11,913

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $16,530
• Equity at exit: $6,908

Cash invested: $22,372 (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 78559

• Home prices YoY: -6.1%
• Active inventory: 260
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$136 /mo · $1,638/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $201

Break-even live

Break-even rent $745

Max offer price $79,900

Occupancy floor 75%

Sensitivity live

Price	-10% $246	-5% $224	+0% $201	+5% $178	+10% $156
Rent	-10% $122	-5% $161	+0% $201	+5% $240	+10% $280
Rate	-1.0pp $241	-0.5pp $221	base $201	+0.5pp $180	+1.0pp $159

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 6th St Unit A La Feria, TX	2.0	2.0	926	$1,000	$1.08	22d	1	1.01mi
405 Lion's Villa Ave Unit 15 La Feria, TX	2.0	1.5	992	$999	$1.01	15d	1	1.41mi

Listing history 22 events

1. 2026-06-21
   days on market $79,900 Active 156 DOM
2. 2026-06-18
   days on market $79,900 Active 153 DOM
3. 2026-06-17
   days on market $79,900 Active 152 DOM
4. 2026-06-16
   days on market $79,900 Active 151 DOM
5. 2026-06-15
   days on market $79,900 Active 150 DOM
6. 2026-06-14
   days on market $79,900 Active 148 DOM
7. 2026-06-13
   days on market $79,900 Active 147 DOM
8. 2026-06-10
   days on market $79,900 Active 145 DOM
9. 2026-06-09
   days on market $79,900 Active 144 DOM
10. 2026-06-08
    days on market $79,900 Active 143 DOM
11. 2026-06-07
    days on market $79,900 Active 142 DOM
12. 2026-06-03
    days on market $79,900 Active 138 DOM
13. 2026-06-02
    days on market $79,900 Active 137 DOM
14. 2026-06-01
    days on market $79,900 Active 136 DOM
15. 2026-05-31
    days on market $79,900 Active 135 DOM
16. 2026-05-30
    days on market $79,900 Active 134 DOM
17. 2026-03-13
    price $79,900 525-char remark

    Show marketing remark (525 chars)

    2-bedroom, 2-bath mobile home located in a quiet 55+ community in La Feria. The home features a convenient washer and dryer room located just off the main bathroom. Handicap-accessible entry provides added ease and accessibility. The property sits on a spacious lot with a large front yard and generous backyard, offering plenty of outdoor space. Two storage sheds provide additional room for tools and equipment. The home is being sold in its present condition and offers a great opportunity for updates or personal touches.

18. 2026-01-14
    soldstatus
19. 2025-01-14
    listed $89,900 Active 525-char remark

    Show marketing remark (525 chars)

    2-bedroom, 2-bath mobile home located in a quiet 55+ community in La Feria. The home features a convenient washer and dryer room located just off the main bathroom. Handicap-accessible entry provides added ease and accessibility. The property sits on a spacious lot with a large front yard and generous backyard, offering plenty of outdoor space. Two storage sheds provide additional room for tools and equipment. The home is being sold in its present condition and offers a great opportunity for updates or personal touches.

20. 2017-06-20
    soldstatus
21. 2017-06-12
    soldstatus 353-char remark

    Show marketing remark (353 chars)

    Spacious two bedroom, two bath manufactured home on over 1/3 acre. This 55+ community has no HOA fees or homeowners association. The bedrooms and baths are split for privacy with a large central living area with open kitchen and living room. Long, covered front patio that opens to the carport. Some fruit trees in the yard and a small storage building.

22. 2017-03-13
    listed $49,500 353-char remark

    Show marketing remark (353 chars)

    Spacious two bedroom, two bath manufactured home on over 1/3 acre. This 55+ community has no HOA fees or homeowners association. The bedrooms and baths are split for privacy with a large central living area with open kitchen and living room. Long, covered front patio that opens to the carport. Some fruit trees in the yard and a small storage building.

ⓘ 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: $1,638 · $136/mo
• Projected year-2 tax: $1,638 · $136/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $11,995
• − Mortgage interest: −$4,476
• − Property taxes: −$1,638
• − Insurance: −$400
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,324
• Taxable income: $1,239
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,114/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: La Feria ISD
• NCES district ID: 4826040
• Math proficiency: 27% ▼ -25.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $33,306
• Composite: 25.41/100
• National rank: #7460
• State rank: #630 of 826 in TX

Livability — La Feria

• Score: 65/100
• State rank: #667
• US rank: #12330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Feria, TX
• Population (ZIP): 12,752

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 441,603 people
• By 2030: 448,113 · +1.5%
• By 2040: 456,385 · +3.3%
• By 2050: 456,294 · +3.3%
• By 2075: 423,851 · -4.0%
• By 2100: 342,787 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 35% White 8%
• Hispanic origin (detail): Mexican 87%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 40% English-only · Spanish 60%

Political lean MEDSL · Cameron

• 2024 margin: Lean R (+5.8) · D 46.7% · R 52.5%
• 2008→2024 swing: -34.6pp toward R · 2008: 28.8pp · 2024: -5.8pp
• All cycles: 2024: R+5.8 2020: D+13.2 2016: D+32.5 2012: D+32.4 2008: D+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.21%
• Current HPI: 187.8512
• 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

+61.4% since first listed

6 events — show timeline

• 2026-03-13 Price Changed $79,900 RGVMLS
• 2026-01-14 Sold (Public Records) — Public Records
• 2025-01-14 Listed $89,900 RGVMLS
• 2017-06-20 Sold (Public Records) — Public Records
• 2017-06-12 Sold (MLS) — RGVMLS
• 2017-03-13 Listed $49,500 RGVMLS

Property tax history

+4.4%/yr

Latest (2025): $1,638 · +13.1% YoY. Source: county tax records.