27047 Minnesota Dr · La Feria, TX 78552

$116,000

2 bd · 2.0 ba · 1,338 sqft · Other · 297 Days on market

Built 1983 6,242 sqft lot $87/sqft · 24% above area Est $94k · 24% over

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated and well-maintained Schult manufactured home located in the tranquil 55+ Southland Addition of Adams Gardens. This home features a large, open kitchen and living area, perfect for relaxing or entertaining. Two spacious bedrooms each include their own large bathroom and generous storage. Step outside from the living room onto your private covered deck and enjoy cool breezes while overlooking the tropically landscaped expansive yard. The laundry area is conveniently located in one of two large air conditioned garages/workshops, offering plenty of space for projects, hobbies, or additional storage.

Key facts

• Private deck
• 6,242 sq ft lot
• 2 garage spots

Tags

• TRANQUIL SOUTHLAND ADDITION
• PRIVATE DECK
• TROPICALLY LANDSCAPED YARD
• LARGE AIR CONDITIONED GARAGES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $116k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: Rents soft (-1.9%/yr); 534 active listings in the ZIP; 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 $802 of loan paydown is wiped out by about $3k 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 297 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 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: 1.22% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.81%
• DSCR: 1.66
• GRM: 6.8

CMA / ARV

• ARV (median comp): $93,810
• List price: $116,000
• Delta: 23.65%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,572
• Equity at exit: $17,296

10-year hold

• IRR: 8.8%
• Equity multiple: 1.59×
• Total profit: $19,006
• Equity at exit: $10,030

Cash invested: $32,480 (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 78552

• Home prices YoY: -13.8%
• Rents YoY: -1.9%
• Active inventory: 534
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$57 /mo · $690/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $401

Break-even live

Break-even rent $904

Max offer price $116,000

Occupancy floor 67%

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-17
   status Pending 623-char remark

   Show marketing remark (623 chars)

   Beautifully updated and well-maintained Schult manufactured home located in the tranquil 55+ Southland Addition of Adams Gardens. This home features a large, open kitchen and living area, perfect for relaxing or entertaining. Two spacious bedrooms each include their own large bathroom and generous storage. Step outside from the living room onto your private covered deck and enjoy cool breezes while overlooking the tropically landscaped expansive yard. The laundry area is conveniently located in one of two large air conditioned garages/workshops, offering plenty of space for projects, hobbies, or additional storage.

2. 2026-03-15
   status Active 623-char remark

   Show marketing remark (623 chars)

   Beautifully updated and well-maintained Schult manufactured home located in the tranquil 55+ Southland Addition of Adams Gardens. This home features a large, open kitchen and living area, perfect for relaxing or entertaining. Two spacious bedrooms each include their own large bathroom and generous storage. Step outside from the living room onto your private covered deck and enjoy cool breezes while overlooking the tropically landscaped expansive yard. The laundry area is conveniently located in one of two large air conditioned garages/workshops, offering plenty of space for projects, hobbies, or additional storage.

3. 2026-03-10
   historical 623-char remark

   Show marketing remark (623 chars)

   Beautifully updated and well-maintained Schult manufactured home located in the tranquil 55+ Southland Addition of Adams Gardens. This home features a large, open kitchen and living area, perfect for relaxing or entertaining. Two spacious bedrooms each include their own large bathroom and generous storage. Step outside from the living room onto your private covered deck and enjoy cool breezes while overlooking the tropically landscaped expansive yard. The laundry area is conveniently located in one of two large air conditioned garages/workshops, offering plenty of space for projects, hobbies, or additional storage.

4. 2026-01-03
   price $116,000 623-char remark

   Show marketing remark (623 chars)

   Beautifully updated and well-maintained Schult manufactured home located in the tranquil 55+ Southland Addition of Adams Gardens. This home features a large, open kitchen and living area, perfect for relaxing or entertaining. Two spacious bedrooms each include their own large bathroom and generous storage. Step outside from the living room onto your private covered deck and enjoy cool breezes while overlooking the tropically landscaped expansive yard. The laundry area is conveniently located in one of two large air conditioned garages/workshops, offering plenty of space for projects, hobbies, or additional storage.

5. 2025-07-10
   listed $116,500 Active 623-char remark

   Show marketing remark (623 chars)

   Beautifully updated and well-maintained Schult manufactured home located in the tranquil 55+ Southland Addition of Adams Gardens. This home features a large, open kitchen and living area, perfect for relaxing or entertaining. Two spacious bedrooms each include their own large bathroom and generous storage. Step outside from the living room onto your private covered deck and enjoy cool breezes while overlooking the tropically landscaped expansive yard. The laundry area is conveniently located in one of two large air conditioned garages/workshops, offering plenty of space for projects, hobbies, or additional storage.

6. 1994-01-24
   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: $690 · $57/mo
• Projected year-2 tax: $2,123 · $177/mo
• Expected delta: +$1,433/yr (+$119/mo · 207.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $16,938
• − Mortgage interest: −$6,498
• − Property taxes: −$690
• − Insurance: −$580
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$3,375
• Taxable income: $3,086
• Est. tax owed @ 24.0%: −$741
• After-tax cash flow: $4,071/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

• County: Cameron County · 310,734 people
• Metro: Brownsville-Harlingen, TX
• Population (ZIP): 42,332
• Household income: $69,811
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 487.0

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 31% White 16% Asian 2%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 49% English-only · Spanish 49% Vietnamese 1%

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: ▼ -31.61%
• Current HPI: 197.1906
• Rent YoY: ▼ -1.87%
• Metro: Brownsville-Harlingen, TX
• 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

-0.4% since first listed

6 events — show timeline

• 2026-05-17 Pending — RGVMLS
• 2026-03-15 Relisted — RGVMLS
• 2026-03-10 Delisted — RGVMLS
• 2026-01-03 Price Changed $116,000 RGVMLS
• 2025-07-10 Listed $116,500 RGVMLS
• 1994-01-24 Sold (Public Records) — Public Records

Property tax history

+11.4%/yr

Latest (2025): $690 · +32.5% YoY. Source: county tax records.