1101 S Willow St · La Feria, TX 78559

$107,000

3 bd · 1.0 ba · 832 sqft · SingleFamily public records · 48 Days on market

Built 1930 0.87 ac lot Est $75k · 43% over

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Why this score? — see what drove the F 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 +10.9/30.0
• 1% rule +4.3/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Unlock a Rare Investment Opportunity — This Property Qualifies for a 100% USDA Renovation Loan! 3 oversized, fully subdivided lots in a mature, desirable neighborhood are ready for your next project. Each lot comes equipped with its own utilities, plus a 4th water meter dedicated to the 1,000 sq ft shed on Lot 1. Whether you're bldg, renovating, or holding for future value, the groundwork is already done. The location is a standout & walking distance to elementary school Minutes from the City Recreation Center and Sports Complex. The existing 2,000 sq ft home & 1,000 sq ft shed have been completely cleared —leaving you with a clean slate of four walls and a concret

Key facts

• Oversized lots
• Utilities in place
• 0.87 acre lot

Tags

• OVERSIZED LOTS
• FULLY SUBDIVIDED LOTS
• UTILITIES IN PLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $-47 ($-561/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (6.6% below list).
• Recommended offer: $99k (7.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 4.4% in La Feria — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: W B Green J H (math 24% / reading 35%, grade F, #1,077 of 1,662 statewide, top 66%, 454 students, 85% 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 85% FRL vs 50% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 260 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $740 of loan paydown is wiped out by about $3k 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 48 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,748 (7.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $74,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 S Chelo Dr	0.24mi	3/1.0	936 (+12%)	1mo	$84,000	$90	67

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: -19.3%
• Equity multiple: 0.32×
• Total profit: $-20,239
• Equity at exit: $15,954

10-year hold

• IRR: -11.8%
• Equity multiple: 0.29×
• Total profit: $-21,152
• Equity at exit: $9,251

Cash invested: $29,960 (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: $1,000 medium
• Mortgage (P&I): −$561
• Tax from tax record: −$231 /mo · $2,768/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-47

Break-even live

Break-even rent $1,059

Max offer price $98,748

Occupancy floor 100%

Sensitivity live

Price	-10% $14	-5% $-16	+0% $-47	+5% $-77	+10% $-107
Rent	-10% $-126	-5% $-86	+0% $-47	+5% $-7	+10% $32
Rate	-1.0pp $7	-0.5pp $-19	base $-47	+0.5pp $-74	+1.0pp $-103

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.96mi
405 Lion's Villa Ave Unit 15 La Feria, TX	2.0	1.5	992	$999	$1.01	14d	1	1.36mi

Listing history 21 events

1. 2026-03-19
   status Pending
2. 2026-02-25
   price $107,000
3. 2026-01-29
   listed $117,000 Active
4. 2026-01-08
   price $119,000
5. 2026-01-08
   price $119,000
6. 2025-12-12
   listed $129,000 Active
7. 2025-07-22
   price $42,900
8. 2025-07-22
   price $42,900
9. 2025-07-18
   price $49,900
10. 2025-07-18
    price $45,900
11. 2025-07-15
    price $40,000
12. 2025-07-15
    price $45,000
13. 2025-07-03
    listed $49,900 Active
14. 2025-07-03
    listed $45,900 Active
15. 2024-07-23
    status Pending
16. 2024-05-04
    price $79,000
17. 2024-04-16
    price $69,000
18. 2024-04-15
    price $79,000
19. 2024-04-15
    price $89,000
20. 2024-02-08
    listed $99,900 Active
21. 2005-06-01
    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: $2,768 · $231/mo
• Projected year-2 tax: $2,768 · $231/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $11,995
• − Mortgage interest: −$5,994
• − Property taxes: −$2,768
• − Insurance: −$535
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,113
• Taxable loss: −$2,334
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $0/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

+7.1% since first listed

21 events — show timeline

• 2026-03-19 Pending — RGVMLS
• 2026-02-25 Price Changed $107,000 RGVMLS
• 2026-01-29 Listed $117,000 RGVMLS
• 2026-01-08 Price Changed $119,000 RGVMLS
• 2026-01-08 Price Changed $119,000 MCALLENMLS
• 2025-12-12 Listed $129,000 MCALLENMLS
• 2025-07-22 Price Changed $42,900 MCALLENMLS
• 2025-07-22 Price Changed $42,900 MCALLENMLS
• 2025-07-18 Price Changed $49,900 MCALLENMLS
• 2025-07-18 Price Changed $45,900 MCALLENMLS
• 2025-07-15 Price Changed $40,000 MCALLENMLS
• 2025-07-15 Price Changed $45,000 MCALLENMLS
• 2025-07-03 Listed $45,900 MCALLENMLS
• 2025-07-03 Listed $49,900 MCALLENMLS
• 2024-07-23 Pending — MCALLENMLS
• 2024-05-04 Price Changed $79,000 MCALLENMLS
• 2024-04-16 Price Changed $69,000 MCALLENMLS
• 2024-04-15 Price Changed $79,000 MCALLENMLS
• 2024-04-15 Price Changed $89,000 MCALLENMLS
• 2024-02-08 Listed $99,900 MCALLENMLS
• 2005-06-01 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2023): $2,768 · +116.9% YoY. Source: county tax records.