800 Anaqua St · La Feria, TX 78559

$65,000

2 bd · 2.0 ba · 840 sqft · SingleFamily public records · 102 Days on market

Built 1982 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

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 single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($59k) 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.67% ✓
• Cap rate: 14.75%
• Cash-on-cash: 30.20%
• DSCR: 2.34
• GRM: 5.0

CMA / ARV

• ARV (median comp): $99,538
• List price: $65,000
• Delta: -34.70%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 Hibiscus Ave	0.05mi	2/1.5	960 (+14%)	7mo	$95,000	$99	66
320 7th St	0.47mi	2/1.0	850 (+1%)	16mo	$145,000	$171	59
606 Avenue B	0.43mi	3/1.0 (+1)	960 (+14%)	18mo	$129,500	$135	33

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: 24.8%
• Equity multiple: 2.02×
• Total profit: $18,624
• Equity at exit: $9,692

10-year hold

• IRR: 32.6%
• Equity multiple: 3.95×
• Total profit: $53,721
• 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 →

ZIP-level market 78559

• Home prices YoY: -6.1%
• Active inventory: 260
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,085 high
• Mortgage (P&I): −$341
• Tax from tax record: −$23 /mo · $279/yr
• Insurance: −$27
• HOA: −$8
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $458

Break-even live

Break-even rent $505

Max offer price $65,000

Occupancy floor 53%

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
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.38mi
405 Lion's Villa Ave Unit 15 La Feria, TX	2.0	1.5	992	$999	$1.01	14d	1	0.47mi
300 Cub Cir Unit 2 La Feria, TX	2.0	1.5	966	$1,050	$1.09	44d	1	0.64mi
200 Cub Cir La Feria, TX	2.0	1.5	966	$1,024	$1.06	13d	1	0.67mi
2328 S Valley Cir Unit A La Feria, TX	2.0	2.0	954	$1,100	$1.15	44d	1	0.97mi
2114 E Valley Cir Unit B La Feria, TX	2.0	2.0	954	$1,100	$1.15	14d	1	0.99mi
2332 S Valley Cir Unit A La Feria, TX	2.0	2.0	954	$1,000	$1.05	14d	1	1.02mi
2225 S Valley Cir Unit B La Feria, TX	3.0	2.0	980	$1,225	$1.25	44d	1	1.04mi
2429 Summit Rd Unit B La Feria, TX	2.0	2.0	965	$1,150	$1.19	21d	1	1.08mi
2228 N Valley Cir Unit A La Feria, TX	3.0	2.0	980	$1,225	$1.25	14d	1	1.08mi
2226 N Valley Cir Unit B La Feria, TX	3.0	2.0	980	$1,225	$1.25	44d	1	1.08mi
2326 N Valley Cir Unit B La Feria, TX	3.0	2.0	980	$1,225	$1.25	44d	1	1.09mi
2526 N Valley Cir Unit A La Feria, TX	2.0	2.0	786	$1,125	$1.43	44d	1	1.13mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 16 events

1. 2026-06-18
   days on market $65,000 Active 102 DOM
2. 2026-06-17
   days on market $65,000 Active 101 DOM
3. 2026-06-16
   days on market $65,000 Active 100 DOM
4. 2026-06-15
   days on market $65,000 Active 99 DOM
5. 2026-06-14
   days on market $65,000 Active 97 DOM
6. 2026-06-13
   days on market $65,000 Active 96 DOM
7. 2026-06-10
   days on market $65,000 Active 94 DOM
8. 2026-06-09
   days on market $65,000 Active 93 DOM
9. 2026-06-08
   days on market $65,000 Active 92 DOM
10. 2026-06-07
    days on market $65,000 Active 91 DOM
11. 2026-06-03
    days on market $65,000 Active 87 DOM
12. 2026-06-02
    days on market $65,000 Active 86 DOM
13. 2026-06-01
    days on market $65,000 Active 85 DOM
14. 2026-05-31
    days on market $65,000 Active 84 DOM
15. 2026-05-30
    days on market $65,000 Active 83 DOM
16. 2026-03-06
    listed $65,000 Active 325-char remark

    Show marketing remark (325 chars)

    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.

ⓘ 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: $13,021
• − Mortgage interest: −$3,641
• − Property taxes: −$279
• − Insurance: −$325
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − HOA: −$96
• − Depreciation: −$1,891
• Taxable income: $4,706
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $4,367/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

• 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

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.