800 Anaqua St · La Feria, TX 78559

$65,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 176 Days on market

Manufactured home Built 1982 Fair condition 4,999 sqft lot $77/sqft · 35% below area Est $100k · 35% under $8/mo HOA · 1% of rent

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.1

Listing remarks MLS

This property features a 2-bedroom, 2 bath mobile home on a nice sized owned lot in mid Valley. It has split bedrooms with a bath at each end to accommodate company. It comes partially furnished and has a fenced in area on the side of the mobile. There is a shed out back for storage. Everything you need to start having fun.

Key facts

• Fenced in area
• Shed for storage
• Owned lot

Tags

• OWNED LOT
• SPLIT BEDROOMS
• FENCED IN AREA
• SHED FOR STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($831 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.28% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.97%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (median comp): $99,560
• List price: $65,000
• Delta: -34.71%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 Hibiscus Ave	0.05mi	2/1.5	960 (+14%)	11mo	$95,000	$99	62
916 N Palmera Rd N	0.07mi	2/2.0	1,008 (+20%)	12mo	$94,500	$94	62
320 7th St	0.47mi	2/1.0	850 (+1%)	20mo	$145,000	$171	55
900 Tangerine Dr	1.14mi	2/2.0	920 (+10%)	18mo	$110,000	$120	34
1104 S Chelo Dr	1.07mi	3/1.0 (+1)	936 (+11%)	5mo	$84,000	$90	33
309 W Chelo Dr	1.11mi	3/2.0 (+1)	1,040 (+24%)	7mo	$145,000	$139	29
606 Avenue B	0.43mi	3/1.0 (+1)	960 (+14%)	22mo	$129,500	$135	29
909 Hamlin St	1.16mi	2/1.5	912 (+9%)	33mo	$60,000	$66	29

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: 8.2%
• Equity multiple: 1.32×
• Total profit: $5,843
• Equity at exit: $9,692

10-year hold

• IRR: 17.4%
• Equity multiple: 2.44×
• Total profit: $26,123
• Equity at exit: $5,620

Cash invested: $18,200 (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 →

Active competition Active MLS

• For sale now: 6 active · 2 under contract
• Median asking: $68,450 ($81/sqft)
• Median days on market: 172 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +45.7% above 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: 6.5×

Monthly cashflow live

• Estimated rent: $831 high
• Mortgage (P&I): −$341
• Tax from tax record: −$23 /mo · $279/yr
• Insurance: −$27
• HOA: −$8
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $257

Break-even live

Break-even rent $505

Max offer price $65,000

Occupancy floor 64%

Sensitivity live

Price	-10% $294	-5% $276	+0% $257	+5% $239	+10% $221
Rent	-10% $192	-5% $225	+0% $257	+5% $290	+10% $323
Rate	-1.0pp $290	-0.5pp $274	base $257	+0.5pp $241	+1.0pp $223

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: $16,250
• Closing costs: $1,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	162d	1	0.38mi
405 Lion's Villa Ave Unit 15 La Feria, TX	2.0	1.5	992	$999	$1.01	10d	1	0.47mi
405 Lion's Villa Ave Unit 14 La Feria, TX	2.0	1.5	992	$999	$1.01	21d	1	0.47mi
300 Cub Cir Unit 8 La Feria, TX	2.0	1.5	966	$1,100	$1.14	1d	1	0.62mi
300 Cub Cir Unit 2 La Feria, TX	2.0	1.5	966	$1,050	$1.09	184d	1	0.64mi
200 Cub Cir La Feria, TX	2.0	1.5	966	$1,024	$1.06	0d	1	0.67mi
2001 S Valley Cir Unit C La Feria, TX	2.0	2.0	930	$950	$1.02	49d	1	0.95mi
2328 S Valley Cir Unit A La Feria, TX	2.0	2.0	954	$1,100	$1.15	184d	1	0.97mi
2114 E Valley Cir Unit B La Feria, TX	2.0	2.0	954	$1,100	$1.15	154d	1	0.99mi
2226 Summit Rd La Feria, TX	2.0	2.0	954	$1,150	$1.21	0d	1	1.02mi
2226 Summit Rd Unit B La Feria, TX	2.0	2.0	954	$1,150	$1.21	5d	1	1.02mi
2216 E Valley Cir Unit A La Feria, TX	2.0	2.0	954	$1,080	$1.13	0d	1	1.02mi
2332 S Valley Cir Unit A La Feria, TX	2.0	2.0	954	$1,000	$1.05	154d	1	1.02mi
2220 E Valley Cir Unit A La Feria, TX	2.0	2.0	954	$1,080	$1.13	37d	1	1.04mi
2220 E Valley Cir Unit B La Feria, TX	2.0	2.0	954	$1,080	$1.13	0d	1	1.04mi
2225 S Valley Cir Unit B La Feria, TX	3.0	2.0	980	$1,225	$1.25	184d	1	1.04mi
2323 N Valley Cir La Feria, TX	2.0	2.0	954	$1,100	$1.15	36d	1	1.05mi
2325 N Valley Cir Unit B La Feria, TX	2.0	2.0	954	$1,100	$1.15	0d	1	1.06mi
2429 Summit Rd Unit B La Feria, TX	2.0	2.0	965	$1,150	$1.19	162d	1	1.08mi
2228 N Valley Cir Unit A La Feria, TX	3.0	2.0	980	$1,225	$1.25	154d	1	1.08mi
2226 N Valley Cir Unit B La Feria, TX	3.0	2.0	980	$1,225	$1.25	184d	1	1.08mi
2326 N Valley Cir Unit B La Feria, TX	3.0	2.0	980	$1,225	$1.25	184d	1	1.09mi
2526 N Valley Cir Unit A La Feria, TX	2.0	2.0	786	$1,125	$1.43	184d	1	1.13mi

Listing history 50 events

1. 2026-08-31
   days on market $65,000 Active 176 DOM
2. 2026-08-30
   days on market $65,000 Active 175 DOM
3. 2026-08-29
   days on market $65,000 Active 174 DOM
4. 2026-08-28
   days on market $65,000 Active 173 DOM
5. 2026-08-27
   days on market $65,000 Active 172 DOM
6. 2026-08-26
   days on market $65,000 Active 171 DOM
7. 2026-08-25
   days on market $65,000 Active 170 DOM
8. 2026-08-24
   days on market $65,000 Active 169 DOM
9. 2026-08-23
   days on market $65,000 Active 168 DOM
10. 2026-08-22
    days on market $65,000 Active 167 DOM
11. 2026-08-21
    days on market $65,000 Active 166 DOM
12. 2026-08-20
    days on market $65,000 Active 165 DOM
13. 2026-08-19
    days on market $65,000 Active 164 DOM
14. 2026-08-18
    days on market $65,000 Active 163 DOM
15. 2026-08-17
    days on market $65,000 Active 162 DOM
16. 2026-08-16
    days on market $65,000 Active 161 DOM
17. 2026-08-15
    days on market $65,000 Active 160 DOM
18. 2026-08-14
    days on market $65,000 Active 159 DOM
19. 2026-08-13
    days on market $65,000 Active 158 DOM
20. 2026-08-12
    days on market $65,000 Active 157 DOM
21. 2026-08-11
    days on market $65,000 Active 156 DOM
22. 2026-08-10
    days on market $65,000 Active 155 DOM
23. 2026-08-09
    days on market $65,000 Active 154 DOM
24. 2026-08-08
    days on market $65,000 Active 153 DOM
25. 2026-08-07
    days on market $65,000 Active 152 DOM
26. 2026-08-06
    days on market $65,000 Active 151 DOM
27. 2026-08-05
    days on market $65,000 Active 150 DOM
28. 2026-08-04
    days on market $65,000 Active 149 DOM
29. 2026-08-03
    days on market $65,000 Active 148 DOM
30. 2026-07-31
    days on market $65,000 Active 145 DOM
31. 2026-07-30
    days on market $65,000 Active 144 DOM
32. 2026-07-29
    days on market $65,000 Active 143 DOM
33. 2026-07-27
    days on market $65,000 Active 141 DOM
34. 2026-07-25
    days on market $65,000 Active 139 DOM
35. 2026-07-24
    days on market $65,000 Active 138 DOM
36. 2026-07-23
    days on market $65,000 Active 137 DOM
37. 2026-07-22
    days on market $65,000 Active 136 DOM
38. 2026-07-21
    days on market $65,000 Active 135 DOM
39. 2026-07-18
    days on market $65,000 Active 132 DOM
40. 2026-07-16
    days on market $65,000 Active 130 DOM
41. 2026-07-16
    days on market $65,000 Active 129 DOM
42. 2026-07-14
    days on market $65,000 Active 128 DOM
43. 2026-07-13
    days on market $65,000 Active 127 DOM
44. 2026-07-12
    days on market $65,000 Active 126 DOM
45. 2026-07-11
    days on market $65,000 Active 125 DOM
46. 2026-07-10
    days on market $65,000 Active 124 DOM
47. 2026-07-09
    days on market $65,000 Active 123 DOM
48. 2026-07-08
    days on market $65,000 Active 122 DOM
49. 2026-07-07
    days on market $65,000 Active 121 DOM
50. 2026-07-06
    days on market $65,000 Active 120 DOM

ⓘ 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: $279 · $23/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$911/yr (+$76/mo · 326.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 20 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: $9,974
• − Mortgage interest: −$3,641
• − Property taxes: −$279
• − Insurance: −$325
• − Repairs & maintenance: −$798
• − Management: −$798
• − HOA: −$96
• − Depreciation: −$1,891
• Taxable income: $2,146
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $2,574/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $21,000–$37,800 screening

The home is in fair condition with moderate rehabilitation needs. Painting the exterior and sealing the driveway can significantly improve its curb appeal and value.

Components & finishes AI

Flooring wood Counters granite

Repairs flagged

• Minor Driveway — Cracks in the concrete driveway need sealing.
• Minor Bathroom paint — Paint appears faded in some areas, requiring touch-up or repainting.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can improve curb appeal and home value. ↑
• Both Sealing the driveway cracks — A sealed driveway will prevent further cracking and improve the home's appearance. ↑

ⓘ 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

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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%

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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%

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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

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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

1 event — show timeline

• 2026-03-06 Listed $65,000 MCALLENMLS

Property tax history

-5.6%/yr

Latest (2019): $279 · -1.0% YoY. Source: county tax records.