2425 N Valley Circle Cir · Solis, TX 78559

$1,000

None bd · None ba · 1,872 sqft · MultiFamily · 5 Days on market

Built 2023 Excellent condition 5,580 sqft lot $1/sqft · 100% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +5.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great Opportunity for Investors or First-Time Home Buyers! Built in 2023, this modern duplex offers the perfect blend of comfort and income potential. Each unit features 2 spacious bedrooms and 2 full bathrooms, along with a fully equipped kitchen that includes all appliances. Ideal for owner-occupants—live in one unit and rent out the other to help offset your mortgage! Each unit also includes a private backyard, perfect for relaxing or entertaining. Don’t miss this versatile and move-in ready property!

Key facts

• Private backyard
• Modern duplex
• 5,580 sq ft lot

Tags

• MODERN DUPLEX
• FULLY EQUIPPED KITCHEN
• PRIVATE BACKYARD

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Two covered parking spaces; Two-car carport (no garage)
• Security: Smoke detector(s)
• Utilities: Public water; Two separate water meters
• Home design: Single-family property; One unit in the community
• Construction: Brick construction; Composition shingle roof; Slab foundation; Built area approximately 1,872
• Exterior features: Privacy fencing; Paved road access

Interior

• Kitchen: Refrigerator; Stove/Range; Electric water heater
• Flooring: Tile
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tile flooring; Double-pane energy-efficient windows; Smoke detectors

🏷️ Possibly a rental listed for sale. The $1,000 price doesn't fit this home's estimated sale value (~$267,601) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2-bath units multifamily listed at $1k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $905/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1k).

Location & tenants

• Location reads 40/100 on livability (#1,602 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment 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); La Feria H S (math 32% / reading 52%, grade F, #730 of 1,632 statewide, top 47%, 909 students, 85% FRL) — zoned schools average 90% FRL vs 50% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 260 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $7 of loan paydown is wiped out by about $30 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 $280 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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.

Recommended offer $1,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 230.00% ✓
• Cap rate: 2178.40%
• Cash-on-cash: 7757.53%
• DSCR: 346.17
• GRM: 0.0

CMA / ARV

• ARV (median comp): $267,601
• List price: $1,000
• Delta: 2.39%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2422 Summit Rd	0.05mi	—/—	1,872 (0%)	4mo	$279,000	$149	94
2114 E Valley Cir	0.13mi	—/—	1,908 (+2%)	5mo	$269,900	$141	87
2214 E Valley Cir	0.15mi	—/—	1,908 (+2%)	13mo	$269,900	$141	79
2116 E Valley Cir	0.16mi	—/—	1,908 (+2%)	17mo	$269,900	$141	75

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: —
• Equity multiple: 412.28×
• Total profit: $115,158
• Equity at exit: $149

10-year hold

• IRR: —
• Equity multiple: 889.81×
• Total profit: $248,867
• Equity at exit: $86

Cash invested: $280 (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: 0.1×

Monthly cashflow live

• Estimated rent: $2,300 high
• Mortgage (P&I): −$5
• Tax est. 1.5%: −$1 /mo · $15/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,810

Break-even live

Break-even rent $9

Max offer price $1,000

Occupancy floor 16%

Sensitivity live

Price	-10% $1,811	-5% $1,810	+0% $1,810	+5% $1,810	+10% $1,809
Rent	-10% $1,628	-5% $1,719	+0% $1,810	+5% $1,901	+10% $1,992
Rate	-1.0pp $1,811	-0.5pp $1,810	base $1,810	+0.5pp $1,810	+1.0pp $1,810

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,300
Total (2 units)			$2,300

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: $250
• Closing costs: $30
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2425 N Valley Cir Unit A La Feria, TX	2.0	2.0	1872	$1,000	$0.53	15d	1	0.02mi
2332 N Valley Cir La Feria, TX	2.0	2.0	1908	$1,000	$0.52	45d	1	0.09mi
2425 N Valley Cir Unit B La Feria, TX	2.0	2.0	1872	$1,000	$0.53	45d	1	0.11mi
910 S Palmera Dr La Feria, TX	2.0	2.0	1480	$950	$0.64	15d	1	1.23mi
213 W Fleetwood Ave La Feria, TX	3.0	2.0	1580	$1,549	$0.98	45d	1	1.26mi

Listing history 28 events

1. 2026-06-21
   days on market $1,000 Active 5 DOM
2. 2026-06-18
   days on market $1,000 Active 2 DOM
3. 2026-06-16
   remarks 519-char remark
4. 2026-06-16
   pricedays on marketlisting id $1,000 Active 1 DOM
5. 2026-06-15
   days on market $274,000 Active 102 DOM
6. 2026-06-14
   days on market $274,000 Active 100 DOM
7. 2026-06-13
   days on market $274,000 Active 99 DOM
8. 2026-06-10
   days on market $274,000 Active 97 DOM
9. 2026-06-09
   days on market $274,000 Active 96 DOM
10. 2026-06-08
    days on market $274,000 Active 95 DOM
11. 2026-06-07
    days on market $274,000 Active 94 DOM
12. 2026-06-03
    days on market $274,000 Active 90 DOM
13. 2026-06-02
    days on market $274,000 Active 89 DOM
14. 2026-06-01
    days on market $274,000 Active 88 DOM
15. 2026-05-31
    days on market $274,000 Active 87 DOM
16. 2026-05-30
    days on market $274,000 Active 86 DOM
17. 2026-05-14
    price $274,000 521-char remark

    Show marketing remark (521 chars)

    Great Opportunity for Investors or First-Time Home Buyers! Built in 2023, this modern duplex offers the perfect blend of comfort and income potential. Each unit features 2 spacious bedrooms and 2 full bathrooms, along with a fully equipped kitchen that includes all appliances. Ideal for owner-occupants—live in one unit and rent out the other to help offset your mortgage! Each unit also includes a private backyard, perfect for relaxing or entertaining. Don’t miss this versatile and move-in ready property!

18. 2026-04-30
    price $274,000 516-char remark

    Show marketing remark (516 chars)

    Great Opportunity for Investors or First-Time Home Buyers! Built in 2023, this modern duplex offers the perfect blend of comfort and income potential. Each unit features 2 spacious bedrooms and 2 full bathrooms, along with a fully equipped kitchen that includes all appliances. Ideal for owner-occupants—live in one unit and rent out the other to help offset your mortgage! Each unit also includes a private backyard, perfect for relaxing or entertaining. Don't miss this versatile and move-in ready property!

19. 2026-03-14
    historical $1,150
20. 2026-03-05
    listed $279,000 Active 521-char remark

    Show marketing remark (521 chars)

    Great Opportunity for Investors or First-Time Home Buyers! Built in 2023, this modern duplex offers the perfect blend of comfort and income potential. Each unit features 2 spacious bedrooms and 2 full bathrooms, along with a fully equipped kitchen that includes all appliances. Ideal for owner-occupants—live in one unit and rent out the other to help offset your mortgage! Each unit also includes a private backyard, perfect for relaxing or entertaining. Don’t miss this versatile and move-in ready property!

21. 2026-03-02
    listed $279,000 Active 516-char remark

    Show marketing remark (516 chars)

    Great Opportunity for Investors or First-Time Home Buyers! Built in 2023, this modern duplex offers the perfect blend of comfort and income potential. Each unit features 2 spacious bedrooms and 2 full bathrooms, along with a fully equipped kitchen that includes all appliances. Ideal for owner-occupants—live in one unit and rent out the other to help offset your mortgage! Each unit also includes a private backyard, perfect for relaxing or entertaining. Don't miss this versatile and move-in ready property!

22. 2026-01-14
    listed $1,150
23. 2024-06-28
    soldstatus Sold
24. 2024-04-05
    status Active
25. 2024-03-16
    status Pending
26. 2024-03-08
    historical Option
27. 2024-02-29
    listed $265,000 Active
28. 2024-01-12
    listed $265,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$56
• − Property taxes: −$15
• − Insurance: −$5
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$29
• Taxable income: $23,079
• Est. tax owed @ 24.0%: −$5,539
• After-tax cash flow: $16,182/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 · 12 photos

Excellent 100/100 None rehab

This move-in ready, modern duplex is in excellent condition with no visible repairs needed. It offers a great opportunity for investors or first-time home buyers.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Install smart home devices — Smart home devices can increase convenience and appeal to tech-savvy buyers
• Both Add landscaping features — Landscaping can improve curb appeal and add value to the property

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Install smart home devices — Smart home devices can increase convenience and appeal to tech-savvy buyers ↑
• Both Add landscaping features — Landscaping can improve curb appeal and add value to the property ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Solis

• Score: 40/100
• State rank: #1602
• US rank: #27244

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing F Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Solis, 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

-99.6% since first listed

13 events — show timeline

• 2026-06-16 Listed $1,000 MCALLENMLS
• 2026-05-14 Price Changed $274,000 MCALLENMLS
• 2026-04-30 Price Changed $274,000 RGVMLS
• 2026-03-14 Rental Removed $1,150 RGVMLS
• 2026-03-05 Listed $279,000 MCALLENMLS
• 2026-03-02 Listed $279,000 RGVMLS
• 2026-01-14 Listed for Rent $1,150 RGVMLS
• 2024-06-28 Sold (MLS) — MCALLENMLS
• 2024-04-05 Relisted — MCALLENMLS
• 2024-03-16 Pending — MCALLENMLS
• 2024-03-08 Contingent — MCALLENMLS
• 2024-02-29 Listed $265,000 MCALLENMLS
• 2024-01-12 Listed $265,000 MCALLENMLS