409 Pancho Maples Dr #7 · La Feria, TX 78559

$190,000

3 bd · 2.0 ba · 1,793 sqft · SingleFamily · 174 Days on market

Built 1973 Average condition 0.37 ac lot $106/sqft · 27% below area Est $261k · 27% under ↓ 8% since listing

---

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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy and cute home with 3 bedrooms and 2 bathrooms. This home has been well cared for and loved by its family. Home includes extra lot next door. Great location for schools in La Feria. Home has open living and a bonus room. Backyard is fenced. Carport is covered.

Key facts

• Extra lot
• Carport covered
• Bonus room

Tags

• EXTRA LOT
• OPEN LIVING
• BONUS ROOM
• BACKYARD FENCED
• CARPORT COVERED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.3% 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.
• 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: 410 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 33d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• At $1,923/mo this rent would consume 48% of the median local household income ($48k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 174 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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 1973 — 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: 1.01% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $260,700
• List price: $190,000
• Delta: -27.12%
• 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
319 Brooks Cir	0.28mi	3/2.5	1,896 (+6%)	0mo	$264,000	$139	75
481 Santiago St	0.11mi	3/2.0	1,710 (-5%)	19mo	$275,000	$161	71
405 Brooks Cir N	0.27mi	3/2.0	1,671 (-7%)	15mo	$279,900	$168	63
309 Janet Cir N	0.34mi	3/2.0	1,695 (-6%)	17mo	$275,000	$162	61
700 Kiester Ln	0.62mi	3/2.0	1,715 (-4%)	6mo	$239,625	$140	59
100 Brooks Cir N	0.31mi	3/2.5	1,600 (-11%)	12mo	$275,000	$172	56
842 Kaylee Dr	0.14mi	3/2.0	1,524 (-15%)	16mo	$274,999	$180	56
2006 Charity Cir	0.19mi	3/2.5	1,535 (-14%)	12mo	$260,000	$169	55
108 Janet Cir	0.34mi	3/2.0	1,634 (-9%)	18mo	$279,900	$171	54
100 Brooks Cir S	0.46mi	3/2.5	1,589 (-11%)	9mo	$260,000	$164	50
130 W Magnolia Ave	0.41mi	4/3.0 (+1)	2,000 (+12%)	7mo	$189,900	$95	47
221 S Parker Rd	0.63mi	3/2.0	1,524 (-15%)	5mo	$174,900	$115	42

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-17,626
• Equity at exit: $28,330

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,681
• Equity at exit: $16,428

Cash invested: $53,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 20 under contract
• Months of supply: 26.4 mo (4%/mo absorbed)
• Median asking: $262,000 ($170/sqft)
• Median days on market: 119 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: -14.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78559

• Home prices YoY: -6.1%
• Active inventory: 410
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,923 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $206

Break-even live

Break-even rent $1,662

Max offer price $190,000

Occupancy floor 84%

Sensitivity live

Price	-10% $338	-5% $272	+0% $206	+5% $141	+10% $75
Rent	-10% $54	-5% $130	+0% $206	+5% $282	+10% $358
Rate	-1.0pp $302	-0.5pp $255	base $206	+0.5pp $157	+1.0pp $107

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: $47,500
• Closing costs: $5,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Brooks Cir N La Feria, TX	3.0	2.5	1844	$1,950	$1.06	0d	1	0.30mi
317 E Ebony St La Feria, TX	3.0	2.0	1432	$1,650	$1.15	37d	1	0.44mi
113 Hope Dr La Feria, TX	4.0	2.0	1738	$2,050	$1.18	154d	1	0.78mi
910 S Palmera Dr La Feria, TX	2.0	2.0	1480	$900	$0.61	51d	1	0.87mi
208 Faith Dr La Feria, TX	3.0	2.0	1355	$1,850	$1.37	0d	1	0.87mi
304 Faith Dr La Feria, TX	4.0	2.0	1486	$2,075	$1.40	7d	1	0.89mi
304 Faith Dr La Feria, TX	4.0	2.0	1514	$2,075	$1.37	32d	1	0.89mi
308 Faith Dr La Feria, TX	4.0	2.0	1474	$2,150	$1.46	0d	1	0.90mi
422 Arroyo Ln La Feria, TX	4.0	2.0	1226	$1,600	$1.31	154d	1	1.29mi

Property features AI

Finance

• Other: Located in the South Park subdivisionDirections: From Main Street in La Feria turn west on Pancho Maples Dr.; house is on the south side of the street.

Exterior

• Utilities: Public waterPublic sewerCable available
• Home design: Single-family residential homeOne story
• Construction: Brick veneer exteriorSlab foundation
• Exterior features: Composition roof

Interior

• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central airCeiling fans
• Interior features: Electric water heater

Listing history 50 events

1. 2026-11-08
   days on market $190,000 Active 174 DOM
2. 2026-11-07
   days on market $190,000 Active 173 DOM
3. 2026-11-06
   days on market $190,000 Active 172 DOM
4. 2026-11-05
   days on market $190,000 Active 171 DOM
5. 2026-11-04
   days on market $190,000 Active 170 DOM
6. 2026-11-02
   days on market $190,000 Active 168 DOM
7. 2026-11-01
   days on market $190,000 Active 167 DOM
8. 2026-10-31
   days on market $190,000 Active 166 DOM
9. 2026-10-30
   days on market $190,000 Active 165 DOM
10. 2026-10-29
    days on market $190,000 Active 164 DOM
11. 2026-10-28
    days on market $190,000 Active 163 DOM
12. 2026-10-27
    days on market $190,000 Active 162 DOM
13. 2026-10-26
    days on market $190,000 Active 161 DOM
14. 2026-10-25
    days on market $190,000 Active 160 DOM
15. 2026-10-24
    days on market $190,000 Active 159 DOM
16. 2026-10-23
    days on market $190,000 Active 158 DOM
17. 2026-10-22
    days on market $190,000 Active 157 DOM
18. 2026-10-21
    days on market $190,000 Active 156 DOM
19. 2026-10-20
    days on market $190,000 Active 155 DOM
20. 2026-10-19
    days on market $190,000 Active 154 DOM
21. 2026-10-18
    days on market $190,000 Active 153 DOM
22. 2026-10-17
    days on market $190,000 Active 152 DOM
23. 2026-10-16
    price $190,000 Active 151 DOM
24. 2026-10-16
    days on market $225,000 Active 151 DOM
25. 2026-10-15
    days on market $225,000 Active 150 DOM
26. 2026-10-14
    days on market $225,000 Active 149 DOM
27. 2026-10-13
    days on market $225,000 Active 148 DOM
28. 2026-10-12
    days on market $225,000 Active 147 DOM
29. 2026-10-11
    days on market $225,000 Active 146 DOM
30. 2026-10-10
    days on market $225,000 Active 145 DOM
31. 2026-10-09
    days on market $225,000 Active 144 DOM
32. 2026-10-08
    days on market $225,000 Active 143 DOM
33. 2026-10-07
    days on market $225,000 Active 142 DOM
34. 2026-10-06
    days on market $225,000 Active 141 DOM
35. 2026-10-05
    days on market $225,000 Active 140 DOM
36. 2026-10-04
    days on market $225,000 Active 139 DOM
37. 2026-10-03
    days on market $225,000 Active 138 DOM
38. 2026-10-02
    days on market $225,000 Active 137 DOM
39. 2026-10-01
    days on market $225,000 Active 136 DOM
40. 2026-09-30
    days on market $225,000 Active 135 DOM
41. 2026-09-29
    days on market $225,000 Active 134 DOM
42. 2026-09-28
    days on market $225,000 Active 133 DOM
43. 2026-09-27
    days on market $225,000 Active 132 DOM
44. 2026-09-26
    days on market $225,000 Active 131 DOM
45. 2026-09-25
    days on market $225,000 Active 130 DOM
46. 2026-09-24
    days on market $225,000 Active 129 DOM
47. 2026-09-23
    days on market $225,000 Active 128 DOM
48. 2026-09-22
    days on market $225,000 Active 127 DOM
49. 2026-09-21
    days on market $225,000 Active 126 DOM
50. 2026-09-20
    days on market $225,000 Active 125 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $23,077
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − Depreciation: −$5,527
• Taxable loss: −$585
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $2,615/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab Est. rehab $44,825–$80,685 screening

This home is in average condition with moderate repairs and maintenance needed. Upgrading the kitchen and bathroom, along with exterior repairs, will significantly increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Moderate bathroom vanity — dated and in need of replacement
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both update kitchen with new cabinets, countertops, and appliances — modern kitchen will attract more buyers and renters ↑
• Both update bathroom with new vanity and fixtures — modern bathroom will attract more buyers and renters ↑
• Both repair and paint interior walls — fresh paint will improve curb appeal and interior aesthetics ↑
• Both repair and paint exterior siding — new siding will improve curb appeal and home value ↑
• Both landscaping and curb appeal — improved landscaping will attract more buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary C E Vail El F TX #3,836/4,322 Nat'l #35,191/41,679 Middle W B Green J H F TX #1,077/1,662 Nat'l #9,020/14,009 High La Feria H S F TX #730/1,632 Nat'l #7,572/17,239

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

C Composite livability gradescore 65/100

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
• County: Cameron · 441,603 people
• Metro: Brownsville-Harlingen, TX
• Population (ZIP): 12,752
• Household income: $48,117
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 8% of renters

---

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%
• 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

Property features AI

Finance

• Other: Located in the South Park subdivisionDirections: From Main Street in La Feria turn west on Pancho Maples Dr.; house is on the south side of the street.

Exterior

• Utilities: Public waterPublic sewerCable available
• Home design: Single-family residential homeOne story
• Construction: Brick veneer exteriorSlab foundation
• Exterior features: Composition roof

Interior

• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central airCeiling fans
• Interior features: Electric water heater

Price history

-8.0% since first listed

3 events — show timeline

• 2026-07-21 Price Changed $230,000 RGVMLS
• 2026-06-02 Price Changed $240,000 RGVMLS
• 2026-05-18 Listed $250,000 RGVMLS