27334 N International · La Feria, TX 78559

$119,900

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 144 Days on market

Built 2004 6,000 sqft lot $109/sqft · 51% above area

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Why this score? — see what drove the C+ 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 +27.0/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Welcome to this rare opportunity of a well-maintained3 BRM, 2-BA corner-lot home in a serene, friendly, certified 55+ community where you own the land. This home sits on a 6,000 sq. ft. lot and features a spacious covered front porch and an oversized 2-car garage. The large garage offers ample space that comfortably fits two cars, and provides additional storage space. Inside, the home showcases updated 'waterproof' & durable vinyl laminate flooring throughout. The kitchen and bathrooms feature updated granite-look Formica countertops, a new refrigerator, and stylish wall paneling that adds a warm, modern touch. All bedrooms are generously sized and accommodates king-size beds. Recent upgrades include new 4-foot fencing, new A/C units installed in October 2025, along with upgraded foam insulation, and a new garage door motor installed in March 2025. All appliances convey with the sale. HOA dues include access to the clubhouse, pool, and additional community amenities—offering comfort

Key facts

• Corner-lot
• Own the land
• New refrigerator

Tags

• CORNER-LOT
• OWN THE LAND
• SPACIOUS COVERED FRONT PORCH
• OVERSIZED GARAGE
• HIGH CEILINGS
• NEW REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 260 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 $829 of loan paydown is wiped out by about $4k 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 144 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.17% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (median comp): $79,185
• List price: $119,900
• Delta: 51.42%
• Verdict: OVERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,158
• Equity at exit: $17,877

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $20,441
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,408 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $271

Break-even live

Break-even rent $1,065

Max offer price $119,900

Occupancy floor 76%

Sensitivity live

Price	-10% $339	-5% $305	+0% $271	+5% $237	+10% $203
Rent	-10% $160	-5% $215	+0% $271	+5% $326	+10% $382
Rate	-1.0pp $331	-0.5pp $301	base $271	+0.5pp $240	+1.0pp $208

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $119,900 Active 144 DOM
2. 2026-06-18
   days on market $119,900 Active 141 DOM
3. 2026-06-17
   days on market $119,900 Active 140 DOM
4. 2026-06-16
   days on market $119,900 Active 139 DOM
5. 2026-06-15
   days on market $119,900 Active 138 DOM
6. 2026-06-14
   days on market $119,900 Active 136 DOM
7. 2026-06-13
   days on market $119,900 Active 135 DOM
8. 2026-06-10
   days on market $119,900 Active 133 DOM
9. 2026-06-09
   days on market $119,900 Active 132 DOM
10. 2026-06-08
    days on market $119,900 Active 131 DOM
11. 2026-06-07
    days on market $119,900 Active 130 DOM
12. 2026-06-03
    days on market $119,900 Active 126 DOM
13. 2026-06-02
    days on market $119,900 Active 125 DOM
14. 2026-06-01
    days on market $119,900 Active 124 DOM
15. 2026-05-31
    days on market $119,900 Active 123 DOM
16. 2026-05-30
    days on market $119,900 Active 122 DOM
17. 2026-01-28
    listed $119,900 Active 1011-char remark

    Show marketing remark (1011 chars)

    Welcome to this rare opportunity of a well-maintained3 BRM, 2-BA corner-lot home in a serene, friendly, certified 55+ community where you own the land. This home sits on a 6,000 sq. ft. lot and features a spacious covered front porch and an oversized 2-car garage. The large garage offers ample space that comfortably fits two cars, and provides additional storage space. Inside, the home showcases updated 'waterproof' & durable vinyl laminate flooring throughout. The kitchen and bathrooms feature updated granite-look Formica countertops, a new refrigerator, and stylish wall paneling that adds a warm, modern touch. All bedrooms are generously sized and accommodates king-size beds. Recent upgrades include new 4-foot fencing, new A/C units installed in October 2025, along with upgraded foam insulation, and a new garage door motor installed in March 2025. All appliances convey with the sale. HOA dues include access to the clubhouse, pool, and additional community amenities—offering comfort

18. 1995-10-20
    soldstatus
19. 1994-02-04
    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: $1,154 · $96/mo
• Projected year-2 tax: $2,194 · $183/mo
• Expected delta: +$1,040/yr (+$87/mo · 90.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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 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: $16,892
• − Mortgage interest: −$6,716
• − Property taxes: −$1,154
• − Insurance: −$1,397
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$3,488
• Taxable income: $1,434
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $2,904/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

• 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

3 events — show timeline

• 2026-01-28 Listed $119,900 RGVMLS
• 1995-10-20 Sold (Public Records) — Public Records
• 1994-02-04 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,154 · -0.7% YoY. Source: county tax records.