621 E 1st St · La Feria, TX 78559

$64,900

2 bd · 1.5 ba · 840 sqft · SingleFamily public records · 83 Days on market

Built 1984 6,403 sqft lot $77/sqft · 35% below area Est $100k · 35% under ↓ 19% 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
• 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

Move-in ready and fully furnished! This well-maintained 2-bedroom, 1.5-bath mobile home offers a truly great opportunity and sits on an owned lot. The home includes all appliances, including washer and dryer, all of which convey. Large open layout with a bonus room that provides flexible space for an additional living area or hobby room. Exterior features include a covered carport and an outdoor storage shed for added convenience. Conveniently located close to the expressway, and just minutes from shops and dining. Schedule your showing today!

Key facts

• Ample natural light
• Spacious living area
• Carport

Tags

• SPACIOUS LIVING AREA
• AMPLE NATURAL LIGHT
• CARPORT
• STORAGE SHED
• FLEXIBLE LIVING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $390 ($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: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 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 $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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.57% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.77%
• DSCR: 2.15
• GRM: 5.3

CMA / ARV

• ARV (median comp): $99,538
• List price: $64,900
• Delta: -34.80%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 7th St	0.56mi	2/1.0	850 (+1%)	16mo	$145,000	$171	57
606 Avenue B	0.73mi	3/1.0 (+1)	960 (+14%)	18mo	$129,500	$135	20

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: 19.4%
• Equity multiple: 1.79×
• Total profit: $14,329
• Equity at exit: $9,677

10-year hold

• IRR: 27.7%
• Equity multiple: 3.45×
• Total profit: $44,453
• Equity at exit: $5,611

Cash invested: $18,172 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $390

Break-even live

Break-even rent $523

Max offer price $64,900

Occupancy floor 57%

Sensitivity live

Price	-10% $427	-5% $409	+0% $390	+5% $372	+10% $353
Rent	-10% $310	-5% $350	+0% $390	+5% $430	+10% $471
Rate	-1.0pp $423	-0.5pp $407	base $390	+0.5pp $373	+1.0pp $356

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	22d	1	0.63mi
200 Cub Cir La Feria, TX	2.0	1.5	966	$1,024	$1.06	14d	1	0.73mi
300 Cub Cir Unit 2 La Feria, TX	2.0	1.5	966	$1,050	$1.09	44d	1	0.77mi
405 Lion's Villa Ave Unit 15 La Feria, TX	2.0	1.5	992	$999	$1.01	14d	1	0.78mi

Listing history 15 events

1. 2026-06-18
   days on market $64,900 Active 83 DOM
2. 2026-06-17
   days on market $64,900 Active 82 DOM
3. 2026-06-16
   days on market $64,900 Active 81 DOM
4. 2026-06-15
   days on market $64,900 Active 80 DOM
5. 2026-06-14
   days on market $64,900 Active 78 DOM
6. 2026-06-13
   days on market $64,900 Active 77 DOM
7. 2026-06-10
   days on market $64,900 Active 75 DOM
8. 2026-06-09
   days on market $64,900 Active 74 DOM
9. 2026-06-08
   days on market $64,900 Active 73 DOM
10. 2026-06-07
    statusdays on market $64,900 Active 72 DOM
11. 2026-04-27
    status Active 549-char remark

    Show marketing remark (549 chars)

    Move-in ready and fully furnished! This well-maintained 2-bedroom, 1.5-bath mobile home offers a truly great opportunity and sits on an owned lot. The home includes all appliances, including washer and dryer, all of which convey. Large open layout with a bonus room that provides flexible space for an additional living area or hobby room. Exterior features include a covered carport and an outdoor storage shed for added convenience. Conveniently located close to the expressway, and just minutes from shops and dining. Schedule your showing today!

12. 2026-04-20
    status Pending 549-char remark

    Show marketing remark (549 chars)

    Move-in ready and fully furnished! This well-maintained 2-bedroom, 1.5-bath mobile home offers a truly great opportunity and sits on an owned lot. The home includes all appliances, including washer and dryer, all of which convey. Large open layout with a bonus room that provides flexible space for an additional living area or hobby room. Exterior features include a covered carport and an outdoor storage shed for added convenience. Conveniently located close to the expressway, and just minutes from shops and dining. Schedule your showing today!

13. 2026-03-27
    price $64,900 549-char remark

    Show marketing remark (549 chars)

    Move-in ready and fully furnished! This well-maintained 2-bedroom, 1.5-bath mobile home offers a truly great opportunity and sits on an owned lot. The home includes all appliances, including washer and dryer, all of which convey. Large open layout with a bonus room that provides flexible space for an additional living area or hobby room. Exterior features include a covered carport and an outdoor storage shed for added convenience. Conveniently located close to the expressway, and just minutes from shops and dining. Schedule your showing today!

14. 2026-02-28
    price $69,900 549-char remark

    Show marketing remark (549 chars)

    Move-in ready and fully furnished! This well-maintained 2-bedroom, 1.5-bath mobile home offers a truly great opportunity and sits on an owned lot. The home includes all appliances, including washer and dryer, all of which convey. Large open layout with a bonus room that provides flexible space for an additional living area or hobby room. Exterior features include a covered carport and an outdoor storage shed for added convenience. Conveniently located close to the expressway, and just minutes from shops and dining. Schedule your showing today!

15. 2026-02-01
    listed $79,900 Active 549-char remark

    Show marketing remark (549 chars)

    Move-in ready and fully furnished! This well-maintained 2-bedroom, 1.5-bath mobile home offers a truly great opportunity and sits on an owned lot. The home includes all appliances, including washer and dryer, all of which convey. Large open layout with a bonus room that provides flexible space for an additional living area or hobby room. Exterior features include a covered carport and an outdoor storage shed for added convenience. Conveniently located close to the expressway, and just minutes from shops and dining. Schedule your showing today!

ⓘ 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: $554 · $46/mo
• Projected year-2 tax: $1,188 · $99/mo
• Expected delta: +$634/yr (+$53/mo · 114.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $12,209
• − Mortgage interest: −$3,635
• − Property taxes: −$554
• − Insurance: −$324
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$1,888
• Taxable income: $3,853
• Est. tax owed @ 24.0%: −$925
• After-tax cash flow: $3,757/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

-18.8% since first listed

5 events — show timeline

• 2026-04-27 Relisted — RGVMLS
• 2026-04-20 Pending — RGVMLS
• 2026-03-27 Price Changed $64,900 RGVMLS
• 2026-02-28 Price Changed $69,900 RGVMLS
• 2026-02-01 Listed $79,900 RGVMLS

Property tax history

+2.2%/yr

Latest (2025): $554 · -6.4% YoY. Source: county tax records.