518 Mustang St · La Feria, TX 78559

$173,900

3 bd · 2.0 ba · 1,346 sqft · SingleFamily public records · 73 Days on market

Built 1999 6,360 sqft lot $129/sqft · 33% below area Est $258k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• 1% rule +4.4/10.0
• DSCR +4.4/10.0
• 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

NEW REDUCED PRICE & Seller now offering $2900 in buyer closing costs! Brick veneer home with 3 bedrooms, 2 baths, large living room, dining room, appx 1346 sf living area plus a 1 car garage, new roof, newly painted interior & exterior, ceramic tile flooring throughout, central air & heat, spacious backyard, wood fence, and conveniently located with easy access to local amenities (La Feria Community Center and city park), schools, and major roadways. One year home warranty included (valued at $515) & easy to show!

Key facts

• Spacious backyard
• Tile flooring
• New roof

Tags

• NEW ROOF
• FRESH INTERIOR EXTERIOR PAINT
• TILE FLOORING
• SPACIOUS BACKYARD
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $39 ($472/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (6.4% below list).
• Recommended offer: $163k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,754 (6.4% below list)

Questions for the listing agent

1. It's been on market 73 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. 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 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: 0.94% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 8.9

CMA / ARV

• ARV (median comp): $258,114
• List price: $173,900
• Delta: -32.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 Colt	0.11mi	3/2.0	1,520 (+13%)	8mo	$159,000	$105	67
2006 Charity Cir	0.05mi	3/2.5	1,535 (+14%)	8mo	$260,000	$169	66
408 Janet Cir N	0.18mi	3/2.0	1,515 (+13%)	10mo	$257,550	$170	62
417 E Verbena Ave	0.65mi	3/2.0	1,278 (-5%)	2mo	$132,500	$104	59
518 West St	0.44mi	2/2.0 (-1)	1,240 (-8%)	3mo	$120,000	$97	59
218 Charity Cir	0.63mi	3/2.0	1,400 (+4%)	7mo	$227,000	$162	58
103 Faith Dr	0.67mi	3/2.0	1,300 (-3%)	7mo	$234,900	$181	57
1501 Janet Cir E	0.31mi	3/2.5	1,520 (+13%)	6mo	$249,900	$164	57
842 Kaylee Dr	0.29mi	3/2.0	1,524 (+13%)	11mo	$274,999	$180	55
308 Charity Cir	0.64mi	3/2.0	1,501 (+12%)	9mo	$255,170	$170	43
2023 Peace Dr	0.69mi	4/3.0 (+1)	1,491 (+11%)	5mo	$252,900	$170	37
406 Hope Dr	0.75mi	4/2.0 (+1)	1,485 (+10%)	10mo	$255,000	$172	35

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-25,620
• Equity at exit: $25,929

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-18,870
• Equity at exit: $15,036

Cash invested: $48,692 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,628 high
• Mortgage (P&I): −$912
• Tax from tax record: −$262 /mo · $3,144/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $39

Break-even live

Break-even rent $1,578

Max offer price $173,900

Occupancy floor 93%

Sensitivity live

Price	-10% $138	-5% $89	+0% $39	+5% $-10	+10% $-59
Rent	-10% $-89	-5% $-25	+0% $39	+5% $104	+10% $168
Rate	-1.0pp $127	-0.5pp $84	base $39	+0.5pp $-6	+1.0pp $-52

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: $43,475
• Closing costs: $5,217
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Hope Dr La Feria, TX	4.0	2.0	1738	$2,050	$1.18	15d	1	0.66mi
208 Faith Dr La Feria, TX	3.0	2.0	1355	$1,925	$1.42	15d	1	0.74mi
508 6th St Unit A La Feria, TX	2.0	2.0	926	$1,000	$1.08	22d	1	1.00mi
910 S Palmera Dr La Feria, TX	2.0	2.0	1480	$950	$0.64	15d	1	1.02mi
422 Arroyo Ln La Feria, TX	4.0	2.0	1226	$1,600	$1.31	15d	1	1.15mi
426 Arroyo Ln La Feria, TX	3.0	2.0	1130	$1,500	$1.33	15d	1	1.15mi
2715 Maria Dr La Feria, TX	4.0	2.0	1223	$1,600	$1.31	22d	1	1.20mi
405 Lion's Villa Ave Unit 15 La Feria, TX	2.0	1.5	992	$999	$1.01	15d	1	1.41mi

Listing history 20 events

1. 2026-06-21
   days on market $173,900 Active 73 DOM
2. 2026-06-18
   days on market $173,900 Active 70 DOM
3. 2026-06-17
   days on market $173,900 Active 69 DOM
4. 2026-06-16
   days on market $173,900 Active 68 DOM
5. 2026-06-15
   days on market $173,900 Active 67 DOM
6. 2026-06-14
   days on market $173,900 Active 65 DOM
7. 2026-06-13
   days on market $173,900 Active 64 DOM
8. 2026-06-10
   days on market $173,900 Active 62 DOM
9. 2026-06-09
   days on market $173,900 Active 61 DOM
10. 2026-06-08
    days on market $173,900 Active 60 DOM
11. 2026-06-07
    days on market $173,900 Active 59 DOM
12. 2026-06-03
    days on market $173,900 Active 55 DOM
13. 2026-06-02
    pricedays on market $173,900 Active 54 DOM
14. 2026-06-01
    days on market $179,000 Active 53 DOM
15. 2026-05-31
    days on market $179,000 Active 52 DOM
16. 2026-05-30
    days on market $179,000 Active 51 DOM
17. 2026-05-04
    price $179,000 543-char remark

    Show marketing remark (543 chars)

    NEW REDUCED PRICE & Seller now offering $2900 in buyer closing costs! Brick veneer home with 3 bedrooms, 2 baths, large living room, dining room, appx 1346 sf living area plus a 1 car garage, new roof, newly painted interior & exterior, ceramic tile flooring throughout, central air & heat, spacious backyard, wood fence, and conveniently located with easy access to local amenities (La Feria Community Center and city park), schools, and major roadways. One year home warranty included (valued at $515) & easy to show!

18. 2026-04-20
    price $182,900 543-char remark

    Show marketing remark (543 chars)

    NEW REDUCED PRICE & Seller now offering $2900 in buyer closing costs! Brick veneer home with 3 bedrooms, 2 baths, large living room, dining room, appx 1346 sf living area plus a 1 car garage, new roof, newly painted interior & exterior, ceramic tile flooring throughout, central air & heat, spacious backyard, wood fence, and conveniently located with easy access to local amenities (La Feria Community Center and city park), schools, and major roadways. One year home warranty included (valued at $515) & easy to show!

19. 2026-04-10
    price $189,000 543-char remark

    Show marketing remark (543 chars)

    NEW REDUCED PRICE & Seller now offering $2900 in buyer closing costs! Brick veneer home with 3 bedrooms, 2 baths, large living room, dining room, appx 1346 sf living area plus a 1 car garage, new roof, newly painted interior & exterior, ceramic tile flooring throughout, central air & heat, spacious backyard, wood fence, and conveniently located with easy access to local amenities (La Feria Community Center and city park), schools, and major roadways. One year home warranty included (valued at $515) & easy to show!

20. 2026-04-09
    listed $1,890,000 Active 543-char remark

    Show marketing remark (543 chars)

    NEW REDUCED PRICE & Seller now offering $2900 in buyer closing costs! Brick veneer home with 3 bedrooms, 2 baths, large living room, dining room, appx 1346 sf living area plus a 1 car garage, new roof, newly painted interior & exterior, ceramic tile flooring throughout, central air & heat, spacious backyard, wood fence, and conveniently located with easy access to local amenities (La Feria Community Center and city park), schools, and major roadways. One year home warranty included (valued at $515) & easy to show!

ⓘ 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: $3,144 · $262/mo
• Projected year-2 tax: $3,182 · $265/mo
• Expected delta: +$39/yr (+$3/mo · 1.2%)

ⓘ 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) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $19,530
• − Mortgage interest: −$9,741
• − Property taxes: −$3,144
• − Insurance: −$870
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$5,059
• Taxable loss: −$2,408
• Est. tax savings @ 24.0%: +$578
• After-tax cash flow: $1,050/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

-90.5% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $179,000 RGVMLS
• 2026-04-20 Price Changed $182,900 RGVMLS
• 2026-04-10 Price Changed $189,000 RGVMLS
• 2026-04-09 Listed $1,890,000 RGVMLS

Property tax history

+4.2%/yr

Latest (2025): $3,144 · +13.1% YoY. Source: county tax records.