1417 Genevieve Ave · La Feria, TX 78559

$220,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 11 Days on market

Built 1984 8,450 sqft lot $226/sqft · 14% above area Est $253k · 13% under ↓ 2% since listing

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Why this score? — see what drove the F 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 +13.4/15.0
• Cash flow +3.2/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Opportunity! Don't miss this beautifully remodeled, move-in-ready home complete with kitchen appliances. Featuring 4 bedrooms and 2 bathrooms, this property is conveniently located near schools and offers a stylish kitchen with granite countertops. Situated on a spacious 8,450 sq. ft. lot, there's plenty of room both inside and out, with ample parking in the front and rear, plus a covered carport. The original garage has been thoughtfully converted into a private suite with its own full bathroom, making it perfect for guests, extended family, or a home office. With modern updates throughout, this home is truly move-in ready. Schedule your private tour today and discover everything

Key facts

• Kitchen appliances
• Ample parking
• Stylish kitchen

Tags

• REMODELED HOME
• KITCHEN APPLIANCES
• STYLISH KITCHEN
• GRANITE COUNTERTOPS
• SPACIOUS LOT
• AMPLE PARKING

Property features AI

Finance

• HOA & community: No HOA; Community sidewalks

Exterior

• Parking: Attached garage facing rear
• Security: Smoke detectors
• Utilities: City sewer
• Home design: Single-family property (1,280 building area); Entry details not specified; Facing direction not specified
• Construction: Block and stucco construction with other materials; Shingle roof; Slab foundation; Built area approximately 1,280
• Exterior features: Deck/Balcony/Porch; Other fencing; Paved roads; Sidewalks; Irregular lot

Interior

• Kitchen: Electric smooth-top range; Refrigerator; Dishwasher not listed
• Bedrooms: Master bedroom with walk-in closet
• Flooring: Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite countertops; Ceiling fans; Window coverings
• Laundry & utility: Laundry area with washer and dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-691 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (55.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (54.6% below list).
• Recommended offer: $98k (55.5% below list) — sets the bar for cash-flow.
• Cap rate 2.5% vs local median 4.4% in La Feria — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: C E Vail El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 366 students, 95% FRL); W B Green J H (math 24% / reading 35%, grade F, #1,077 of 1,662 statewide, top 66%, 454 students, 85% FRL); La Feria H S (math 32% / reading 52%, grade F, #730 of 1,632 statewide, top 47%, 909 students, 85% FRL) — zoned schools average 88% FRL vs 50% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: 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 $97,871 (55.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.45% ✗
• Cap rate: 2.52%
• Cash-on-cash: -13.47%
• DSCR: 0.40
• GRM: 18.3

CMA / ARV

• ARV (median comp): $253,127
• List price: $220,000
• Delta: -11.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 S Chelo Dr	0.33mi	3/1.0	936 (-4%)	1mo	$84,000	$90	78
309 W Chelo Dr	0.39mi	3/2.0	1,040 (+7%)	2mo	$145,000	$139	65

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: -41.6%
• Equity multiple: -0.29×
• Total profit: $-79,691
• Equity at exit: $32,803

10-year hold

• IRR: -69.9%
• Equity multiple: -1.05×
• Total profit: $-126,128
• Equity at exit: $19,022

Cash invested: $61,600 (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: 18.3×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$236 /mo · $2,828/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-691

Break-even live

Break-even rent $1,875

Max offer price $97,871

Occupancy floor —

Sensitivity live

Price	-10% $-567	-5% $-629	+0% $-691	+5% $-754	+10% $-816
Rent	-10% $-770	-5% $-731	+0% $-691	+5% $-652	+10% $-612
Rate	-1.0pp $-581	-0.5pp $-635	base $-691	+0.5pp $-748	+1.0pp $-806

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: $55,000
• Closing costs: $6,600
• 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	23d	1	1.10mi
405 Lion's Villa Ave Unit 15 La Feria, TX	2.0	1.5	992	$999	$1.01	15d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $220,000 Active 11 DOM
2. 2026-06-18
   days on market $220,000 Active 8 DOM
3. 2026-06-17
   days on market $220,000 Active 7 DOM
4. 2026-06-16
   days on market $220,000 Active 6 DOM
5. 2026-06-15
   days on market $220,000 Active 5 DOM
6. 2026-06-14
   days on market $220,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   pricedays on marketlisting id $220,000 Active 2 DOM
9. 2026-06-03
   days on market $225,000 Active 51 DOM
10. 2026-06-02
    days on market $225,000 Active 50 DOM
11. 2026-06-01
    days on market $225,000 Active 49 DOM
12. 2026-05-31
    days on market $225,000 Active 48 DOM
13. 2026-05-30
    days on market $225,000 Active 47 DOM
14. 2026-04-13
    listed $225,000 Active 654-char remark
15. 2024-04-16
    soldstatus
16. 2023-05-03
    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: $2,828 · $236/mo
• Projected year-2 tax: $4,026 · $336/mo
• Expected delta: +$1,198/yr (+$100/mo · 42.4%)

ⓘ 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 3/10 Moderate
• 🌡 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: −$12,323
• − Property taxes: −$2,828
• − Insurance: −$1,100
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$6,400
• Taxable loss: −$12,575
• Est. tax savings @ 24.0%: +$3,018
• After-tax cash flow: $-5,278/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

-2.2% since first listed

4 events — show timeline

• 2026-06-10 Listed $220,000 MCALLENMLS
• 2026-04-13 Listed $225,000 MCALLENMLS
• 2024-04-16 Sold (Public Records) — Public Records
• 2023-05-03 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,828 · +0.7% YoY. Source: county tax records.