909 Tangelo Dr · La Feria, TX 78559

$75,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 432 Days on market

Built 1977 4,999 sqft lot $89/sqft · 30% above area Est $107k · 30% under $11/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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Nice two bedroom and one and a half bath on an owned lot. Front end living room with the kitchen in the middle. It does have an open concept from the living area to the kitchen. There is a laundry area in the hall. the half bath is located in the garage. The air conditioner was replaced in 2024, with all new duct work. New windows have been installed. There is extra driveway parking on the property with 50-amp service connection. The stove in the mobile is gas. The property is located in a park right off the interstate, which gives you easy access to the park.

Key facts

• Half bath in garage
• Open concept
• Laundry area

Tags

• OPEN CONCEPT
• LAUNDRY AREA
• HALF BATH IN GARAGE
• AIR CONDITIONER REPLACED
• NEW DUCT WORK
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $519 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 $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 432 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 432 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.36% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.27%
• DSCR: 1.63
• GRM: 6.1

CMA / ARV

• ARV (median comp): $106,630
• List price: $75,000
• Delta: -29.66%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 7th St	0.71mi	2/1.0	850 (+1%)	16mo	$145,000	$171	52

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $3,791
• Equity at exit: $11,183

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $23,937
• Equity at exit: $6,485

Cash invested: $21,000 (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: $1,019 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$31
• HOA: −$11
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $250

Break-even live

Break-even rent $703

Max offer price $75,000

Occupancy floor 70%

Sensitivity live

Price	-10% $292	-5% $271	+0% $250	+5% $229	+10% $207
Rent	-10% $169	-5% $209	+0% $250	+5% $290	+10% $330
Rate	-1.0pp $288	-0.5pp $269	base $250	+0.5pp $230	+1.0pp $211

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Cub Cir La Feria, TX	2.0	1.5	966	$1,024	$1.06	14d	1	0.66mi
300 Cub Cir Unit 2 La Feria, TX	2.0	1.5	966	$1,050	$1.09	44d	1	0.71mi
405 Lion's Villa Ave Unit 15 La Feria, TX	2.0	1.5	992	$999	$1.01	14d	1	0.78mi
508 6th St Unit A La Feria, TX	2.0	2.0	926	$1,000	$1.08	21d	1	0.79mi

HOA detail

• Monthly dues: $11 · $132/yr
• Likely covers: gas

Listing history 21 events

1. 2026-06-18
   days on market $75,000 Active 432 DOM
2. 2026-06-17
   days on market $75,000 Active 431 DOM
3. 2026-06-16
   days on market $75,000 Active 430 DOM
4. 2026-06-15
   days on market $75,000 Active 429 DOM
5. 2026-06-14
   days on market $75,000 Active 427 DOM
6. 2026-06-13
   days on market $75,000 Active 426 DOM
7. 2026-06-10
   days on market $75,000 Active 424 DOM
8. 2026-06-09
   days on market $75,000 Active 423 DOM
9. 2026-06-08
   days on market $75,000 Active 422 DOM
10. 2026-06-07
    days on market $75,000 Active 421 DOM
11. 2026-06-03
    days on market $75,000 Active 417 DOM
12. 2026-06-02
    days on market $75,000 Active 416 DOM
13. 2026-06-01
    days on market $75,000 Active 415 DOM
14. 2026-05-31
    days on market $75,000 Active 414 DOM
15. 2026-05-30
    days on market $75,000 Active 413 DOM
16. 2025-04-09
    listed $75,000 Active 566-char remark

    Show marketing remark (566 chars)

    Nice two bedroom and one and a half bath on an owned lot. Front end living room with the kitchen in the middle. It does have an open concept from the living area to the kitchen. There is a laundry area in the hall. the half bath is located in the garage. The air conditioner was replaced in 2024, with all new duct work. New windows have been installed. There is extra driveway parking on the property with 50-amp service connection. The stove in the mobile is gas. The property is located in a park right off the interstate, which gives you easy access to the park.

17. 2024-03-20
    soldstatus
18. 2024-03-15
    soldstatus Closed 186-char remark

    Show marketing remark (186 chars)

    Comfy, furnished, 2/1 in friendly, certified over 55 community in La Feria, Texas! Property features an extra driveway and a 12' x 28' attached garage/workshop with convenient half bath!

19. 2024-02-10
    status Pending 186-char remark

    Show marketing remark (186 chars)

    Comfy, furnished, 2/1 in friendly, certified over 55 community in La Feria, Texas! Property features an extra driveway and a 12' x 28' attached garage/workshop with convenient half bath!

20. 2024-01-29
    listed $60,000 Active 186-char remark

    Show marketing remark (186 chars)

    Comfy, furnished, 2/1 in friendly, certified over 55 community in La Feria, Texas! Property features an extra driveway and a 12' x 28' attached garage/workshop with convenient half bath!

21. 1992-06-01
    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: $1,440 · $120/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $12,232
• − Mortgage interest: −$4,201
• − Property taxes: −$1,440
• − Insurance: −$375
• − Repairs & maintenance: −$979
• − Management: −$979
• − HOA: −$132
• − Depreciation: −$2,182
• Taxable income: $1,945
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $2,530/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

+25.0% since first listed

6 events — show timeline

• 2025-04-09 Listed $75,000 MCALLENMLS
• 2024-03-20 Sold (Public Records) — Public Records
• 2024-03-15 Sold (MLS) — RGVMLS
• 2024-02-10 Pending — RGVMLS
• 2024-01-29 Listed $60,000 RGVMLS
• 1992-06-01 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,440 · +39.3% YoY. Source: county tax records.