408 Tim Garcia St · La Feria, TX 78559

$59,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily · 188 Days on market

Built 1960 Poor condition 5,000 sqft lot $57/sqft · 70% below area ↓ 9% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special. Priced for quick cash sale. A total of 2 properties on 3 lots (one is a 1/2 lot) and ready for make it grand again! CASH only.

Key facts

• 5,000 sq ft lot
• Built 1960
• Listed 188 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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: 260 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $408 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.73% ✓
• Cap rate: 14.38%
• Cash-on-cash: 28.90%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $196,886
• List price: $59,000
• Delta: -70.03%
• 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
315 N Drift St N	0.23mi	3/2.0	1,112 (+7%)	4mo	$212,700	$191	70
606 Avenue B	0.15mi	3/1.0	960 (-7%)	18mo	$129,500	$135	66
1401 W Drift St	0.14mi	3/2.0	1,150 (+11%)	14mo	$209,000	$182	60
217 S Drift St	0.23mi	3/2.0	1,150 (+11%)	11mo	$209,900	$183	58
205 S Drift St	0.20mi	3/2.0	1,165 (+12%)	14mo	$209,000	$179	54
317 S Drift St	0.24mi	3/2.0	1,150 (+11%)	16mo	$209,000	$182	53
716 Hibiscus Ave	0.52mi	2/1.5 (-1)	960 (-7%)	7mo	$95,000	$99	51
118 S Drift St	0.32mi	3/2.0	1,175 (+13%)	14mo	$209,000	$178	47
203 N Drift St	0.31mi	3/2.0	1,150 (+11%)	20mo	$209,000	$182	47
213 S Drift St	0.31mi	3/2.0	1,165 (+12%)	18mo	$209,000	$179	45
402 N Drift St	0.55mi	3/2.0	1,165 (+12%)	14mo	$209,000	$179	38
517 Marjory Ave	0.71mi	3/2.0	1,150 (+11%)	16mo	$185,900	$162	32

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: 23.3%
• Equity multiple: 1.96×
• Total profit: $15,795
• Equity at exit: $8,797

10-year hold

• IRR: 31.2%
• Equity multiple: 3.81×
• Total profit: $46,445
• Equity at exit: $5,101

Cash invested: $16,520 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,020 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $398

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 56%

Sensitivity live

Price	-10% $439	-5% $418	+0% $398	+5% $377	+10% $357
Rent	-10% $317	-5% $358	+0% $398	+5% $438	+10% $478
Rate	-1.0pp $428	-0.5pp $413	base $398	+0.5pp $383	+1.0pp $367

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.13mi
910 S Palmera Dr La Feria, TX	2.0	2.0	1480	$950	$0.64	14d	1	0.40mi
405 Lion's Villa Ave Unit 15 La Feria, TX	2.0	1.5	992	$999	$1.01	14d	1	0.52mi
200 Cub Cir La Feria, TX	2.0	1.5	966	$1,024	$1.06	14d	1	0.63mi
300 Cub Cir Unit 2 La Feria, TX	2.0	1.5	966	$1,050	$1.09	44d	1	0.64mi
2328 S Valley Cir Unit A La Feria, TX	2.0	2.0	954	$1,100	$1.15	44d	1	1.42mi
2114 E Valley Cir Unit B La Feria, TX	2.0	2.0	954	$1,100	$1.15	14d	1	1.45mi
2432 S Valley Cir Unit B La Feria, TX	3.0	2.0	1149	$1,275	$1.11	44d	1	1.47mi
2332 S Valley Cir Unit A La Feria, TX	2.0	2.0	954	$1,000	$1.05	14d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $59,000 Active 188 DOM
2. 2026-06-17
   days on market $59,000 Active 187 DOM
3. 2026-06-16
   days on market $59,000 Active 186 DOM
4. 2026-06-15
   days on market $59,000 Active 185 DOM
5. 2026-06-14
   days on market $59,000 Active 183 DOM
6. 2026-06-13
   days on market $59,000 Active 182 DOM
7. 2026-06-10
   days on market $59,000 Active 180 DOM
8. 2026-06-09
   days on market $59,000 Active 179 DOM
9. 2026-06-08
   days on market $59,000 Active 178 DOM
10. 2026-06-07
    days on market $59,000 Active 177 DOM
11. 2026-06-03
    days on market $59,000 Active 173 DOM
12. 2026-06-02
    days on market $59,000 Active 172 DOM
13. 2026-06-01
    days on market $59,000 Active 171 DOM
14. 2026-05-31
    days on market $59,000 Active 170 DOM
15. 2026-05-30
    days on market $59,000 Active 169 DOM
16. 2026-03-24
    price $59,000 146-char remark

    Show marketing remark (146 chars)

    Investor Special. Priced for quick cash sale. A total of 2 properties on 3 lots (one is a 1/2 lot) and ready for make it grand again! CASH only.

17. 2025-12-12
    listed $65,000 Active 146-char remark

    Show marketing remark (146 chars)

    Investor Special. Priced for quick cash sale. A total of 2 properties on 3 lots (one is a 1/2 lot) and ready for make it grand again! CASH only.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $12,237
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$1,716
• Taxable income: $4,078
• Est. tax owed @ 24.0%: −$979
• After-tax cash flow: $3,796/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

Poor 20/100 Extensive rehab

This property requires extensive renovations, including kitchen and bathroom updates, exterior siding and window repairs, and HVAC system replacement. The high level of needed work suggests a significant investment, but the potential for increased value makes it a worthwhile project for investors.

Repairs flagged

• Major kitchen cabinets — severely worn and outdated
• Major bathroom fixtures — dated and in poor condition
• Major exterior siding — weathered and in need of replacement
• Major windows — boarded-up and in need of repair
• Major HVAC system — outdated and in poor condition

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen can significantly increase both resale and rental value
• Both bathroom renovation — updating the bathroom can also boost both resale and rental value
• Both exterior siding and windows — replacing the siding and repairing the windows can greatly improve curb appeal and increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely worn and outdated	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
exterior siding · weathered and in need of replacement	Major	$15,000–50,000
windows · boarded-up and in need of repair	Major	$15,000–50,000
HVAC system · outdated and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen can significantly increase both resale and rental value ↑
• Both bathroom renovation — updating the bathroom can also boost both resale and rental value ↑
• Both exterior siding and windows — replacing the siding and repairing the windows can greatly improve curb appeal and increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-9.2% since first listed

2 events — show timeline

• 2026-03-24 Price Changed $59,000 RGVMLS
• 2025-12-12 Listed $65,000 RGVMLS