27357 Minnesota Dr · La Feria, TX 78552

$74,900

2 bd · 2.0 ba · 960 sqft · SingleFamily public records · 172 Days on market

Built 2002 5,677 sqft lot $78/sqft · 16% above area Est $94k · 20% under

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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
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2002 Schultz Home. this charming and well maintained 2-bedroom, 2-bath home with a versatile bonus room ( 12x24) perfect for a craft space, home gym, office, or an additional entertainment. Hardie plank siding, 2 yr. old water heater, 5 yr. old roof, area. Step inside to enjoy high ceilings, ceiling fans/AC vents through out, adding an inviting layout. Kitchen offers granite counter tops with bath tops also. All appliances convey, including washer/dryer, making this home the perfect size! In addition a spacious storage/ workshop area and an awesome covered patio/ 2 car carport that offers great protection for your vehicles. All of this sits on your very own lot with fenced back yard. Located in a friendly 55+ community in the heart of Harlingen, close to shopping, dining, expressway and local amenities. call for a private viewing . * Hurricane awning, and ANCHORED to FULL concrete slab. - Plus NEVER has flooded.

Key facts

• Bonus room
• Covered patio
• Close to dining

Tags

• BONUS ROOM
• STORAGE WORKSHOP AREA
• COVERED PATIO
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO EXPRESSWAY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/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 13.7% 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: Rents soft (-1.9%/yr); 534 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 $518 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 + 0.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $5k (6%) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.62% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.50%
• DSCR: 2.18
• GRM: 5.1

CMA / ARV

• ARV (median comp): $93,810
• List price: $74,900
• Delta: -20.16%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 1.66×
• Total profit: $13,805
• Equity at exit: $11,168

10-year hold

• IRR: 23.3%
• Equity multiple: 2.73×
• Total profit: $36,273
• Equity at exit: $6,476

Cash invested: $20,972 (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 78552

• Home prices YoY: -13.8%
• Rents YoY: -1.9%
• Active inventory: 534
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $463

Break-even live

Break-even rent $627

Max offer price $74,900

Occupancy floor 57%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-24
   price $74,900 935-char remark

   Show marketing remark (935 chars)

   Beautiful 2002 Schultz Home. this charming and well maintained 2-bedroom, 2-bath home with a versatile bonus room ( 12x24) perfect for a craft space, home gym, office, or an additional entertainment. Hardie plank siding, 2 yr. old water heater, 5 yr. old roof, area. Step inside to enjoy high ceilings, ceiling fans/AC vents through out, adding an inviting layout. Kitchen offers granite counter tops with bath tops also. All appliances convey, including washer/dryer, making this home the perfect size! In addition a spacious storage/ workshop area and an awesome covered patio/ 2 car carport that offers great protection for your vehicles. All of this sits on your very own lot with fenced back yard. Located in a friendly 55+ community in the heart of Harlingen, close to shopping, dining, expressway and local amenities. call for a private viewing . * Hurricane awning, and ANCHORED to FULL concrete slab. - Plus NEVER has flooded.

2. 2025-12-01
   listed $79,900 Active 935-char remark

   Show marketing remark (935 chars)

   Beautiful 2002 Schultz Home. this charming and well maintained 2-bedroom, 2-bath home with a versatile bonus room ( 12x24) perfect for a craft space, home gym, office, or an additional entertainment. Hardie plank siding, 2 yr. old water heater, 5 yr. old roof, area. Step inside to enjoy high ceilings, ceiling fans/AC vents through out, adding an inviting layout. Kitchen offers granite counter tops with bath tops also. All appliances convey, including washer/dryer, making this home the perfect size! In addition a spacious storage/ workshop area and an awesome covered patio/ 2 car carport that offers great protection for your vehicles. All of this sits on your very own lot with fenced back yard. Located in a friendly 55+ community in the heart of Harlingen, close to shopping, dining, expressway and local amenities. call for a private viewing . * Hurricane awning, and ANCHORED to FULL concrete slab. - Plus NEVER has flooded.

3. 2019-08-30
   soldstatus
4. 2019-05-07
   soldstatus
5. 2019-02-18
   listed $54,900
6. 2018-10-03
   soldstatus
7. 2018-10-03
   soldstatus
8. 2011-01-26
   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: $860 · $72/mo
• Projected year-2 tax: $1,371 · $114/mo
• Expected delta: +$510/yr (+$43/mo · 59.3%)

ⓘ 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 · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $14,564
• − Mortgage interest: −$4,196
• − Property taxes: −$860
• − Insurance: −$374
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$2,179
• Taxable income: $4,624
• Est. tax owed @ 24.0%: −$1,110
• After-tax cash flow: $4,447/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

• County: Cameron County · 310,734 people
• Metro: Brownsville-Harlingen, TX
• Population (ZIP): 42,332
• Household income: $69,811
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 487.0

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 31% White 16% Asian 2%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 49% English-only · Spanish 49% Vietnamese 1%

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: ▼ -31.61%
• Current HPI: 197.1906
• Rent YoY: ▼ -1.87%
• Metro: Brownsville-Harlingen, TX
• 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

+36.4% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $74,900 RGVMLS
• 2025-12-01 Listed $79,900 RGVMLS
• 2019-08-30 Sold (Public Records) — Public Records
• 2019-05-07 Sold (Public Records) — Public Records
• 2019-02-18 Listed $54,900 RGVMLS
• 2018-10-03 Sold (Public Records) — Public Records
• 2018-10-03 Sold (Public Records) — Public Records
• 2011-01-26 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $860 · +14.2% YoY. Source: county tax records.