13863 Park Pl · La Feria, TX 78559

$99,500

2 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 13 Days on market

Built 1988 5,850 sqft lot $99/sqft · 48% below area Est $191k · 48% under ↓ 20% 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• 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

Well-maintained 2-bedroom, 2-bathroom residence, including land is situated in a 55+ community in South Green Bay. This home is totally handicap equipped, it comes with a Harmar scooter electric lift, it will take you from the ground floor up to the top of the deck and you ride your wheelchair right to the front door in the safety and comfort of this electric lift. Boasts a split-bedroom layout, open living and dining areas, and a specious kitchen with appliances. Features a specious patio perfect for relaxation or entertainment, with handicap accessibility, and additional storage. A nicely back yard with access to the saltwater swimming pool area a county club, two pool tables, and various activities throughout the year. and additional storage. Low HOA fees: $600 per year. Ideal for full-time residents, Winter Texans, or those seeking a low maintenance, flexible property.

Key facts

• Split-bedroom layout
• Back yard
• Spacious kitchen

Tags

• HARMAR SCOOTER ELECTRIC LIFT
• SPLIT-BEDROOM LAYOUT
• OPEN LIVING AND DINING AREAS
• SPACIOUS KITCHEN
• SPACIOUS PATIO
• BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.5% 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; 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 $688 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $26k (20%) 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: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,500

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: 1.21% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.86%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (median comp): $190,859
• List price: $99,500
• Delta: -47.87%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,626
• Equity at exit: $14,836

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $24,302
• Equity at exit: $8,603

Cash invested: $27,860 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$46 /mo · $556/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $279

Break-even live

Break-even rent $856

Max offer price $99,500

Occupancy floor 72%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $99,500 Active 13 DOM
2. 2026-06-17
   days on market $99,500 Active 12 DOM
3. 2026-06-16
   days on market $99,500 Active 11 DOM
4. 2026-06-15
   days on market $99,500 Active 10 DOM
5. 2026-06-14
   days on market $99,500 Active 8 DOM
6. 2026-06-13
   days on market $99,500 Active 7 DOM
7. 2026-06-10
   days on market $99,500 Active 5 DOM
8. 2026-06-09
   days on market $99,500 Active 4 DOM
9. 2026-06-08
   days on market $99,500 Active 3 DOM
10. 2026-06-07
    days on marketlisting id $99,500 Active 2 DOM
11. 2026-06-03
    days on market $99,500 Active 244 DOM
12. 2026-06-02
    days on market $99,500 Active 243 DOM
13. 2026-06-01
    days on market $99,500 Active 242 DOM
14. 2026-05-31
    days on market $99,500 Active 241 DOM
15. 2026-05-30
    days on market $99,500 Active 240 DOM
16. 2026-03-25
    status Active 885-char remark

    Show marketing remark (885 chars)

    Well-maintained 2-bedroom, 2-bathroom residence, including land is situated in a 55+ community in South Green Bay. This home is totally handicap equipped, it comes with a Harmar scooter electric lift, it will take you from the ground floor up to the top of the deck and you ride your wheelchair right to the front door in the safety and comfort of this electric lift. Boasts a split-bedroom layout, open living and dining areas, and a specious kitchen with appliances. Features a specious patio perfect for relaxation or entertainment, with handicap accessibility, and additional storage. A nicely back yard with access to the saltwater swimming pool area a county club, two pool tables, and various activities throughout the year. and additional storage. Low HOA fees: $600 per year. Ideal for full-time residents, Winter Texans, or those seeking a low maintenance, flexible property.

17. 2026-03-25
    historical 885-char remark

    Show marketing remark (885 chars)

    Well-maintained 2-bedroom, 2-bathroom residence, including land is situated in a 55+ community in South Green Bay. This home is totally handicap equipped, it comes with a Harmar scooter electric lift, it will take you from the ground floor up to the top of the deck and you ride your wheelchair right to the front door in the safety and comfort of this electric lift. Boasts a split-bedroom layout, open living and dining areas, and a specious kitchen with appliances. Features a specious patio perfect for relaxation or entertainment, with handicap accessibility, and additional storage. A nicely back yard with access to the saltwater swimming pool area a county club, two pool tables, and various activities throughout the year. and additional storage. Low HOA fees: $600 per year. Ideal for full-time residents, Winter Texans, or those seeking a low maintenance, flexible property.

18. 2026-02-12
    price $99,500 885-char remark

    Show marketing remark (885 chars)

    Well-maintained 2-bedroom, 2-bathroom residence, including land is situated in a 55+ community in South Green Bay. This home is totally handicap equipped, it comes with a Harmar scooter electric lift, it will take you from the ground floor up to the top of the deck and you ride your wheelchair right to the front door in the safety and comfort of this electric lift. Boasts a split-bedroom layout, open living and dining areas, and a specious kitchen with appliances. Features a specious patio perfect for relaxation or entertainment, with handicap accessibility, and additional storage. A nicely back yard with access to the saltwater swimming pool area a county club, two pool tables, and various activities throughout the year. and additional storage. Low HOA fees: $600 per year. Ideal for full-time residents, Winter Texans, or those seeking a low maintenance, flexible property.

19. 2025-09-25
    listed $125,000 Active 885-char remark

    Show marketing remark (885 chars)

    Well-maintained 2-bedroom, 2-bathroom residence, including land is situated in a 55+ community in South Green Bay. This home is totally handicap equipped, it comes with a Harmar scooter electric lift, it will take you from the ground floor up to the top of the deck and you ride your wheelchair right to the front door in the safety and comfort of this electric lift. Boasts a split-bedroom layout, open living and dining areas, and a specious kitchen with appliances. Features a specious patio perfect for relaxation or entertainment, with handicap accessibility, and additional storage. A nicely back yard with access to the saltwater swimming pool area a county club, two pool tables, and various activities throughout the year. and additional storage. Low HOA fees: $600 per year. Ideal for full-time residents, Winter Texans, or those seeking a low maintenance, flexible property.

20. 2010-12-02
    soldstatus
21. 2008-10-20
    soldstatus
22. 2007-07-13
    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: $556 · $46/mo
• Projected year-2 tax: $1,821 · $152/mo
• Expected delta: +$1,265/yr (+$105/mo · 227.3%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $14,500
• − Mortgage interest: −$5,574
• − Property taxes: −$556
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,895
• Taxable income: $1,860
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $2,896/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

-20.4% since first listed

7 events — show timeline

• 2026-03-25 Relisted — RGVMLS
• 2026-03-25 Delisted — RGVMLS
• 2026-02-12 Price Changed $99,500 RGVMLS
• 2025-09-25 Listed $125,000 RGVMLS
• 2010-12-02 Sold (Public Records) — Public Records
• 2008-10-20 Sold (Public Records) — Public Records
• 2007-07-13 Sold (Public Records) — Public Records

Property tax history

-1.7%/yr

Latest (2025): $556 · +14.3% YoY. Source: county tax records.