712 N Anaqua St · La Feria, TX 78559

$90,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 115 Days on market

Built 1993 5,000 sqft lot $94/sqft · 10% below area Est $100k · 10% under

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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 +25.9/30.0
• ARV discount +11.8/15.0
• DSCR +8.7/10.0
• 1% rule +7.1/10.0
• 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

Well maintained, furnished mobile home in 55+community.

Key facts

• 5,000 sq ft lot
• Built 1993
• Listed 115 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $622 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 115 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.21% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.55%
• DSCR: 1.47
• GRM: 6.9

CMA / ARV

• ARV (median comp): $99,538
• List price: $90,000
• Delta: -9.58%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 Hibiscus Ave	0.05mi	2/1.5	960 (0%)	7mo	$95,000	$99	90
606 Avenue B	0.41mi	3/1.0 (+1)	960 (0%)	18mo	$129,500	$135	61
320 7th St	0.47mi	2/1.0	850 (-12%)	16mo	$145,000	$171	46

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-450
• Equity at exit: $13,419

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $17,877
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,085 high
• Mortgage (P&I): −$472
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $222

Break-even live

Break-even rent $805

Max offer price $90,000

Occupancy floor 75%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	21d	1	0.37mi
405 Lion's Villa Ave Unit 15 La Feria, TX	2.0	1.5	992	$999	$1.01	14d	1	0.52mi
300 Cub Cir Unit 2 La Feria, TX	2.0	1.5	966	$1,050	$1.09	44d	1	0.68mi
200 Cub Cir La Feria, TX	2.0	1.5	966	$1,024	$1.06	13d	1	0.71mi
2328 S Valley Cir Unit A La Feria, TX	2.0	2.0	954	$1,100	$1.15	44d	1	1.02mi
2114 E Valley Cir Unit B La Feria, TX	2.0	2.0	954	$1,100	$1.15	14d	1	1.05mi
2332 S Valley Cir Unit A La Feria, TX	2.0	2.0	954	$1,000	$1.05	14d	1	1.08mi
2225 S Valley Cir Unit B La Feria, TX	3.0	2.0	980	$1,225	$1.25	44d	1	1.09mi
2429 Summit Rd Unit B La Feria, TX	2.0	2.0	965	$1,150	$1.19	21d	1	1.13mi
2228 N Valley Cir Unit A La Feria, TX	3.0	2.0	980	$1,225	$1.25	14d	1	1.14mi
2226 N Valley Cir Unit B La Feria, TX	3.0	2.0	980	$1,225	$1.25	44d	1	1.14mi
2326 N Valley Cir Unit B La Feria, TX	3.0	2.0	980	$1,225	$1.25	44d	1	1.14mi
2526 N Valley Cir Unit A La Feria, TX	2.0	2.0	786	$1,125	$1.43	44d	1	1.18mi

Listing history 24 events

1. 2026-06-18
   days on market $90,000 Active 115 DOM
2. 2026-06-17
   days on market $90,000 Active 114 DOM
3. 2026-06-16
   days on market $90,000 Active 113 DOM
4. 2026-06-15
   days on market $90,000 Active 112 DOM
5. 2026-06-14
   days on market $90,000 Active 110 DOM
6. 2026-06-13
   days on market $90,000 Active 109 DOM
7. 2026-06-10
   days on market $90,000 Active 107 DOM
8. 2026-06-09
   days on market $90,000 Active 106 DOM
9. 2026-06-08
   days on market $90,000 Active 105 DOM
10. 2026-06-07
    days on market $90,000 Active 104 DOM
11. 2026-06-03
    days on market $90,000 Active 100 DOM
12. 2026-06-02
    days on market $90,000 Active 99 DOM
13. 2026-06-01
    days on market $90,000 Active 98 DOM
14. 2026-05-31
    days on market $90,000 Active 97 DOM
15. 2026-05-30
    days on market $90,000 Active 96 DOM
16. 2026-02-23
    listed $90,000 Active 55-char remark

    Show marketing remark (55 chars)

    Well maintained, furnished mobile home in 55+community.

17. 2025-08-20
    historical $825
18. 2025-05-01
    listed $825
19. 2023-03-14
    soldstatus
20. 2023-03-10
    soldstatus 78-char remark

    Show marketing remark (78 chars)

    Well maintained, furnished mobile located in Palmera Heights over 55 community

21. 2023-01-07
    listed $65,000 78-char remark

    Show marketing remark (78 chars)

    Well maintained, furnished mobile located in Palmera Heights over 55 community

22. 2013-03-19
    soldstatus
23. 1992-03-01
    soldstatus
24. 1990-10-01
    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: $1,515 · $126/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$132/yr (+$11/mo · 8.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $13,022
• − Mortgage interest: −$5,041
• − Property taxes: −$1,515
• − Insurance: −$450
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$2,618
• Taxable income: $1,313
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $2,343/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

+38.5% since first listed

9 events — show timeline

• 2026-02-23 Listed $90,000 RGVMLS
• 2025-08-20 Rental Removed $825 TENANTTURNER2
• 2025-05-01 Listed for Rent $825 TENANTTURNER2
• 2023-03-14 Sold (Public Records) — Public Records
• 2023-03-10 Sold (MLS) — RGVMLS
• 2023-01-07 Listed $65,000 RGVMLS
• 2013-03-19 Sold (Public Records) — Public Records
• 1992-03-01 Sold (Public Records) — Public Records
• 1990-10-01 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,515 · +3.8% YoY. Source: county tax records.