Ricardo Salazar · REALTOR® · TREC #643769 · RCR Real Connect Realty (broker license #9012393)

Investor sheet · MLS# 29772493 · https://ricosalazar.com/properties/2425-n-valley-circle-la-feria-tx-78559-29772493

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For sale

$274,000

Price cut $5K

2425 N Valley Circle, La Feria, TX 78559

units: 2
ft²: 1,872

Est. cap rate 3.8% See the numbers →

MLS# 29772493 · Listed by Hortencia Villarreal, Coldwell Banker La Mansion Real Estate Brownsville · Tel. 956-504-2727

TypeIncome property
Year built2023
Lot0.13 acres
Price / ft²$146
Rent (MLS)$2,000/mo
Gateway International Bridge≈ 40 min approx.

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Description

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!

Property details

Type: Income property · Multi Family
Status: For sale
MLS#: 29772493
Price: $274,000
Price per ft²: $146
Units: 2
Living area: 1,872 ft²
Lot size: 0.13 acres
Year built: 2023
Subdivision: Bridge Estates
City: La Feria
County: Cameron
Days on market: 240
Listed: Mar 2, 2026
Last updated: Sep 4, 2026, 3:18 PM CT

Numbers for investors

Price per ft²

$146

Source: MLS listing

Current rent

$2,000/mo

Gross yield 8.8%

Source: MLS listing

Days on market

240

Source: MLS listing

Est. fixed costs per month: $731/mo Est.
Cash to close with 25% down: $76,720 Est.
Est. cap rate: 3.8% Est.

How we calculate the cap rate, and how accurate it is

General information only, not legal, tax or financial advice. Ricardo Salazar is a licensed real estate agent, not an attorney, CPA or lender. Consult qualified professionals in the U.S. and Mexico.

Investment calculator · Estimates

What could it earn?

Purchase

Price

List price per the MLS. Try your own offer.

Down payment25%

100% = cash purchase, no loan.

Interest rate7%

Planning assumption, not a lender quote.

Loan term

15 yrs 20 yrs 30 yrs

Income

Monthly rent

/mo

Current rent reported in the MLS listing.

Vacancy8%

Share of the year the property sits empty.

Expenses

Property tax

/yr

Estimated at 2.2% of the price per year. Verify it with the Cameron Appraisal District.

Insurance

/yr

Estimated at 1% of the price per year; coastal wind coverage can cost more.

HOA

/mo

If the property has an HOA, enter the monthly dues.

Maintenance5%

% of collected rent.

Property management8%

% of collected rent, if you hire a manager.

Closing costs3%

Buyer side: title, appraisal, lender fees (estimate).

I am a foreign buyer (no SSN)

Monthly cash flow Est.

−$497

With these assumptions the cash flow is negative; try a different down payment or rent.

3.8% How it’s calculated

−7.8%

Estimated monthly cost

Mortgage $1,367
Tax $502
Insurance $228
HOA $0
Operations $239

Mortgage payment (P&I): $1,367/mo
Rent after vacancy: $1,840/mo
Total monthly cost: $2,337/mo
Net operating income (NOI): $10,442/yr
Down payment: $68,500
Closing costs (est.): $8,220
Cash needed at closing: $76,720

Review these numbers with Ricardo

Illustrative estimates only, not financial advice or a guarantee of results. Assumptions are editable; taxes, insurance, rent and rates vary. Verify with a lender, insurer and CPA.

How we calculate the cap rate, and how accurate it is

Cap rate = NOI ÷ price. NOI is the rent you would collect in a year, after vacancy, minus the costs of running the property. The loan is left out, so the cap rate measures the property as if you paid cash.

Gross rent, 12 months MLS listing: $24,000
Rent per unit (2 units), per month: $1,000/mo
Gross yield: rent ÷ price, before costs: 8.8%
minus Vacancy (8% of gross rent) Assumption: $1,920
equals Rent collected: $22,080
minus Property tax Estimate: $6,028
minus Insurance Estimate: $2,740
minus HOA dues, 12 months Not provided: $0
minus Maintenance (5% of rent collected) Assumption: $1,104
minus Management (8% of rent collected) Assumption: $1,766
equals Net operating income (NOI): $10,442
divided by Price MLS listing: $274,000
equals Cap rate: 3.8%

Amounts are rounded to the dollar; the cap rate uses the exact figures.

Is it accurate?

It is an estimate, not a quote or a guaranteed return. It is only as good as its inputs:

From the MLS listing: price, rent
From a rent comparable:
Your figures:
Our estimates and assumptions: property tax, insurance, vacancy, maintenance, management
Not provided, counted as $0: HOA
Missing:

MLS figures are what the listing reports. We have not verified them.
The tax on a listing is the seller’s last bill, and it can be lower than what you will pay: a homestead exemption, the 10% cap on homestead appraisals and an over-65 or disability tax ceiling do not carry over to an investor.
Listings in this MLS do not include property tax, so unless you enter your own figure we use 2.2% of the price a year. Look up the property’s value and taxing units at the Cameron Appraisal District (opens in a new tab); a rental does not get the homestead exemption.
If a listing advertises its own cap rate, it may leave out vacancy, management or other costs, which makes it look higher.
To confirm it, ask for the current lease or rent roll, last year’s tax bill (Cameron County Tax Assessor-Collector) and your own insurance quote from a Texas-licensed agent; coastal wind and flood coverage can cost much more. For a specific property, Ricardo can ask the listing agent for the lease, the tax bill and what the seller pays for insurance.

What it leaves out

The mortgage. Your loan shows up in cash flow and cash-on-cash, not in the cap rate.
Big repairs and replacements (roof, A/C, appliances) and savings set aside for them.
Utilities, lawn care or pest control, if the owner pays them.
Closing costs, leasing fees, income taxes in the U.S. or Mexico, and depreciation.

Location and drive times

2425 N Valley Circle, La Feria, TX 78559 Open in Google Maps (opens in a new tab)

Gateway International Bridge≈ 40 min approx.
B&M International Bridge≈ 40 min approx.
UTRGV Brownsville campus≈ 40 min approx.
Veterans International Bridge at Los Tomates≈ 45 min approx.
Port of Brownsville≈ 45 min approx.
South Padre Island (Queen Isabella Causeway)≈ 60 min approx.
SpaceX Starbase launch site, Boca Chica≈ 65 min approx.

Approximate car times computed from the map: city pace for the first 10 km, highway pace after that, and trips that would cross the ship channel go around it by the Port. They do not include traffic, bridge waits or launch-day road closures.

Texas · USA Tamaulipas · Mexico Matamoros Port Isabel Laguna Madre Gulf Rio Grande Ship channel I-69E SH 48 SH 4 SH 100 3 international bridges3 bridges UTRGV