13828 Park Pl · La Feria, TX 78559

$95,000

2 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 4 Days on market

Built 2000 5,000 sqft lot ↓ 24% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice and well kept manufactured home with some updated features in a 55+ community. This property features a covered wooden deck along an additional shed. All appliances convey along with 2 furnished bedrooms. Check out this listing, must see to appreciate!

Key facts

• Screen patio
• Clubhouse
• Open concept design

Tags

• SCREEN PATIO
• SALTWATER SWIMMING POOL
• CLUBHOUSE
• OPEN CONCEPT DESIGN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 11.1% 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.
• Zoned schools: Sam Houston El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 440 students, 87% 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 86% FRL vs 50% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 260 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 $657 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.07%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $4,523
• Equity at exit: $14,165

10-year hold

• IRR: 13.9%
• Equity multiple: 2.12×
• Total profit: $29,727
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $312

Break-even live

Break-even rent $896

Max offer price $95,000

Occupancy floor 71%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-04-21
   status Pending
2. 2026-04-16
   status Active
3. 2026-02-17
   price $95,000
4. 2025-12-09
   listed $105,000 Active
5. 2025-07-14
   soldstatus
6. 2025-02-21
   soldstatus Sold 262-char remark

   Show marketing remark (262 chars)

   Very nice and well kept manufactured home with some updated features in a 55+ community. This property features a covered wooden deck along an additional shed. All appliances convey along with 2 furnished bedrooms. Check out this listing, must see to appreciate!

7. 2025-02-21
   soldstatus Closed 440-char remark

   Show marketing remark (262 chars)

   Very nice and well kept manufactured home with some updated features in a 55+ community. This property features a covered wooden deck along an additional shed. All appliances convey along with 2 furnished bedrooms. Check out this listing, must see to appreciate!

8. 2025-02-21
   soldstatus

   Show marketing remark (262 chars)

   Very nice and well kept manufactured home with some updated features in a 55+ community. This property features a covered wooden deck along an additional shed. All appliances convey along with 2 furnished bedrooms. Check out this listing, must see to appreciate!

9. 2025-02-21
   status Pending 262-char remark

   Show marketing remark (262 chars)

   Very nice and well kept manufactured home with some updated features in a 55+ community. This property features a covered wooden deck along an additional shed. All appliances convey along with 2 furnished bedrooms. Check out this listing, must see to appreciate!

10. 2025-02-11
    historical Option 262-char remark

    Show marketing remark (262 chars)

    Very nice and well kept manufactured home with some updated features in a 55+ community. This property features a covered wooden deck along an additional shed. All appliances convey along with 2 furnished bedrooms. Check out this listing, must see to appreciate!

11. 2025-01-13
    price $119,900 440-char remark

    Show marketing remark (262 chars)

    Very nice and well kept manufactured home with some updated features in a 55+ community. This property features a covered wooden deck along an additional shed. All appliances convey along with 2 furnished bedrooms. Check out this listing, must see to appreciate!

12. 2025-01-13
    price $119,900 262-char remark

    Show marketing remark (262 chars)

    Very nice and well kept manufactured home with some updated features in a 55+ community. This property features a covered wooden deck along an additional shed. All appliances convey along with 2 furnished bedrooms. Check out this listing, must see to appreciate!

13. 2024-09-30
    price $122,400 440-char remark

    Show marketing remark (262 chars)

    Very nice and well kept manufactured home with some updated features in a 55+ community. This property features a covered wooden deck along an additional shed. All appliances convey along with 2 furnished bedrooms. Check out this listing, must see to appreciate!

14. 2024-09-30
    price $122,400 262-char remark

    Show marketing remark (262 chars)

    Very nice and well kept manufactured home with some updated features in a 55+ community. This property features a covered wooden deck along an additional shed. All appliances convey along with 2 furnished bedrooms. Check out this listing, must see to appreciate!

15. 2024-09-03
    listed $124,900 Active 440-char remark

    Show marketing remark (262 chars)

    Very nice and well kept manufactured home with some updated features in a 55+ community. This property features a covered wooden deck along an additional shed. All appliances convey along with 2 furnished bedrooms. Check out this listing, must see to appreciate!

16. 2024-09-03
    listed $124,900 Active 262-char remark

    Show marketing remark (262 chars)

    Very nice and well kept manufactured home with some updated features in a 55+ community. This property features a covered wooden deck along an additional shed. All appliances convey along with 2 furnished bedrooms. Check out this listing, must see to appreciate!

17. 2014-02-18
    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: $1,247 · $104/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$492/yr (+$41/mo · 39.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 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: $15,495
• − Mortgage interest: −$5,321
• − Property taxes: −$1,247
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$2,764
• Taxable income: $2,411
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $3,164/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

• 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

-23.9% since first listed

17 events — show timeline

• 2026-04-21 Pending — RGVMLS
• 2026-04-16 Relisted — RGVMLS
• 2026-02-17 Price Changed $95,000 RGVMLS
• 2025-12-09 Listed $105,000 RGVMLS
• 2025-07-14 Sold (Public Records) — Public Records
• 2025-02-21 Sold (Public Records) — Public Records
• 2025-02-21 Sold (MLS) — RGVMLS
• 2025-02-21 Sold (MLS) — MCALLENMLS
• 2025-02-21 Pending — MCALLENMLS
• 2025-02-11 Contingent — MCALLENMLS
• 2025-01-13 Price Changed $119,900 RGVMLS
• 2025-01-13 Price Changed $119,900 MCALLENMLS
• 2024-09-30 Price Changed $122,400 RGVMLS
• 2024-09-30 Price Changed $122,400 MCALLENMLS
• 2024-09-03 Listed $124,900 RGVMLS
• 2024-09-03 Listed $124,900 MCALLENMLS
• 2014-02-18 Sold (Public Records) — Public Records

Property tax history

+18.8%/yr

Latest (2025): $1,247 · +17.9% YoY. Source: county tax records.