408 W Sixth St · La Feria, TX 78559

$120,549

3 bd · 1.0 ba · 1,486 sqft · SingleFamily public records · 414 Days on market

Built 1970 5,000 sqft lot $81/sqft · 39% below area Est $197k · 39% under

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Why this score? — see what drove the C- 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +3.9/10.0
• 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

GREAT OPPORTUNITY! This three-bedroom, one bathroom home is being sold AS IS but it has a lot of potential and will come with a new roof. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• New roof
• 5,000 sq ft lot
• Parking

Tags

• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $121k.

Deal economics

• At list price, monthly cash flow is $56 ($677/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (10.7% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $834 of loan paydown is wiped out by about $4k 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

• It's been on market 414 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,083 (12.0% below list)

Questions for the listing agent

1. It's been on market 414 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (median comp): $196,886
• List price: $120,549
• Delta: -38.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 N Parker Rd	0.49mi	3/2.0	1,473 (-1%)	10mo	$224,500	$152	63
221 S Parker Rd	0.67mi	3/2.0	1,524 (+3%)	0mo	$174,900	$115	60
489 Balli	0.62mi	3/2.0	1,427 (-4%)	4mo	$245,000	$172	57
422 N Parker Rd	0.74mi	3/2.0	1,473 (-1%)	6mo	$219,900	$149	55
—	0.17mi	4/1.0 (+1)	1,691 (+14%)	12mo	$289,900	$171	54
842 Kaylee Dr	0.75mi	3/2.0	1,524 (+3%)	11mo	$274,999	$180	48
480 Santiago St	0.68mi	3/2.0	1,396 (-6%)	11mo	$229,999	$165	45
442 Parker Rd	0.53mi	4/2.0 (+1)	1,400 (-6%)	15mo	$238,000	$170	44
518 Balli Cir	0.73mi	3/2.0	1,534 (+3%)	16mo	$245,000	$160	43
838 Beanka Ave	0.64mi	3/2.0	1,590 (+7%)	16mo	$274,900	$173	41
464 Santiago St	0.68mi	4/2.0 (+1)	1,421 (-4%)	16mo	$235,000	$165	39
510 Balli Cir	0.70mi	3/2.0	1,657 (+12%)	7mo	$275,000	$166	38

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-15,948
• Equity at exit: $17,974

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-9,290
• Equity at exit: $10,423

Cash invested: $33,754 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,077 high
• Mortgage (P&I): −$632
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $56

Break-even live

Break-even rent $1,006

Max offer price $120,549

Occupancy floor 90%

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: $30,137
• Closing costs: $3,616
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	21d	1	0.08mi
405 Lion's Villa Ave Unit 15 La Feria, TX	2.0	1.5	992	$999	$1.01	14d	1	0.38mi
910 S Palmera Dr La Feria, TX	2.0	2.0	1480	$950	$0.64	13d	1	0.40mi
200 Cub Cir La Feria, TX	2.0	1.5	966	$1,024	$1.06	13d	1	0.50mi
300 Cub Cir Unit 2 La Feria, TX	2.0	1.5	966	$1,050	$1.09	44d	1	0.50mi
213 W Fleetwood Ave La Feria, TX	3.0	2.0	1580	$1,549	$0.98	44d	1	0.69mi
2328 S Valley Cir Unit A La Feria, TX	2.0	2.0	954	$1,100	$1.15	44d	1	1.34mi
2114 E Valley Cir Unit B La Feria, TX	2.0	2.0	954	$1,100	$1.15	14d	1	1.36mi
2432 S Valley Cir Unit B La Feria, TX	3.0	2.0	1149	$1,275	$1.11	44d	1	1.39mi
2425 N Valley Cir Unit B La Feria, TX	2.0	2.0	1872	$1,000	$0.53	44d	1	1.40mi
2332 S Valley Cir Unit A La Feria, TX	2.0	2.0	954	$1,000	$1.05	14d	1	1.40mi
2225 S Valley Cir Unit B La Feria, TX	3.0	2.0	980	$1,225	$1.25	44d	1	1.43mi
2228 N Valley Cir Unit A La Feria, TX	3.0	2.0	980	$1,225	$1.25	14d	1	1.44mi
2226 N Valley Cir Unit B La Feria, TX	3.0	2.0	980	$1,225	$1.25	44d	1	1.44mi
2326 N Valley Cir Unit B La Feria, TX	3.0	2.0	980	$1,225	$1.25	44d	1	1.45mi
2429 Summit Rd Unit B La Feria, TX	2.0	2.0	965	$1,150	$1.19	21d	1	1.46mi
2425 N Valley Cir Unit A La Feria, TX	2.0	2.0	1872	$1,000	$0.53	14d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $120,549 Active 414 DOM
2. 2026-06-17
   days on market $120,549 Active 413 DOM
3. 2026-06-16
   days on market $120,549 Active 412 DOM
4. 2026-06-15
   days on market $120,549 Active 411 DOM
5. 2026-06-14
   days on market $120,549 Active 409 DOM
6. 2026-06-13
   days on market $120,549 Active 408 DOM
7. 2026-06-10
   days on market $120,549 Active 406 DOM
8. 2026-06-09
   days on market $120,549 Active 405 DOM
9. 2026-06-08
   days on market $120,549 Active 404 DOM
10. 2026-06-07
    days on market $120,549 Active 403 DOM
11. 2026-06-03
    days on market $120,549 Active 399 DOM
12. 2026-06-02
    days on market $120,549 Active 398 DOM
13. 2026-06-01
    days on market $120,549 Active 397 DOM
14. 2026-05-31
    days on market $120,549 Active 396 DOM
15. 2026-05-30
    days on market $120,549 Active 395 DOM
16. 2025-04-30
    listed $120,549 Active 362-char remark

    Show marketing remark (362 chars)

    GREAT OPPORTUNITY! This three-bedroom, one bathroom home is being sold AS IS but it has a lot of potential and will come with a new roof. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

17. 2024-09-11
    price $111,549 169-char remark

    Show marketing remark (169 chars)

    Great Opportunity! Home with 3 bedrooms, 2 baths and 1-carport. Easy access to I-2 and close to convenience stores. A few blocks from La Feria Early College High School.

18. 2024-06-01
    listed $114,999 Active 169-char remark

    Show marketing remark (169 chars)

    Great Opportunity! Home with 3 bedrooms, 2 baths and 1-carport. Easy access to I-2 and close to convenience stores. A few blocks from La Feria Early College High School.

19. 2015-02-02
    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: $1,345 · $112/mo
• Projected year-2 tax: $2,206 · $184/mo
• Expected delta: +$861/yr (+$72/mo · 64.1%)

ⓘ 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 (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $12,925
• − Mortgage interest: −$6,753
• − Property taxes: −$1,345
• − Insurance: −$603
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$3,507
• Taxable loss: −$1,350
• Est. tax savings @ 24.0%: +$324
• After-tax cash flow: $1,001/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

+4.8% since first listed

4 events — show timeline

• 2025-04-30 Listed $120,549 HARMLS
• 2024-09-11 Price Changed $111,549 RGVMLS
• 2024-06-01 Listed $114,999 RGVMLS
• 2015-02-02 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,345 · -17.6% YoY. Source: county tax records.