183 Cedro St · Cienegas Terrace, TX 78840

$79,000

2 bd · 1.0 ba · 1,290 sqft · SingleFamily public records · 39 Days on market

Built 1970 $61/sqft · 49% below area Est $154k · 49% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with endless potential in Del Rio! Situated on a spacious 0.29-acre lot, this property offers approximately 1,290 sq ft and plenty of opportunity to renovate, customize, or add to your investment portfolio.

Key facts

• Spacious lot
• Built 1970
• Listed 38 days

Tags

• SPACIOUS LOT
• OPPORTUNITY TO RENOVATE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Aluminum siding; Stucco exterior
• Exterior features: Patio; Chain link fence; Composition roof

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Window unit cooling
• Interior features: Electric water heater; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,065 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• San Felipe-Del Rio CISD (town): math 25% / reading 32% proficiency, ranked #667 of 826 in TX (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dr Lonnie Green Jr El (math 26% / reading 31%, grade F, #2,706 of 4,322 statewide, top 63%, 791 students, 74% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 549 active listings in the ZIP; 85 units permitted in Val Verde County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Val Verde County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 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 wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.62% ✓
• Cap rate: 14.40%
• Cash-on-cash: 28.97%
• DSCR: 2.29
• GRM: 5.2

CMA / ARV

• ARV (median comp): $154,421
• List price: $79,000
• Delta: -48.84%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
693 S Duck Pond Rd Unit N/A	0.50mi	2/2.0	1,440 (+12%)	20mo	$160,000	$111	37

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 · 1.55% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 1.87×
• Total profit: $19,348
• Equity at exit: $11,779

10-year hold

• IRR: 28.9%
• Equity multiple: 3.41×
• Total profit: $53,219
• Equity at exit: $6,830

Cash invested: $22,120 (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 78840

• Home prices YoY: -33.6%
• Rents YoY: 1.6%
• Active inventory: 549
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$29 /mo · $343/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $534

Break-even live

Break-even rent $602

Max offer price $79,000

Occupancy floor 53%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $79,000 Active 39 DOM
2. 2026-06-18
   days on market $79,000 Active 38 DOM
3. 2026-06-17
   days on market $79,000 Active 37 DOM
4. 2026-06-16
   days on market $79,000 Active 36 DOM
5. 2026-06-15
   days on market $79,000 Active 35 DOM
6. 2026-06-14
   days on market $79,000 Active 33 DOM
7. 2026-06-12
   days on market $79,000 Active 32 DOM
8. 2026-06-09
   days on market $79,000 Active 29 DOM
9. 2026-06-08
   days on market $79,000 Active 28 DOM
10. 2026-06-07
    days on market $79,000 Active 27 DOM
11. 2026-06-05
    days on market $79,000 Active 24 DOM
12. 2026-06-03
    days on market $79,000 Active 23 DOM
13. 2026-06-02
    days on market $79,000 Active 22 DOM
14. 2026-06-01
    days on market $79,000 Active 21 DOM
15. 2026-05-31
    days on market $79,000 Active 20 DOM
16. 2026-05-30
    days on market $79,000 Active 19 DOM
17. 2026-05-11
    listed $79,000 Active 224-char remark
18. 2024-01-30
    price $75,000
19. 2023-08-09
    listed $80,000 Active
20. 2018-02-14
    soldstatus
21. 2017-04-12
    soldstatus
22. 2000-07-18
    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: $343 · $29/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$1,103/yr (+$92/mo · 321.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $15,339
• − Mortgage interest: −$4,425
• − Property taxes: −$343
• − Insurance: −$395
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$2,298
• Taxable income: $5,423
• Est. tax owed @ 24.0%: −$1,302
• After-tax cash flow: $5,107/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: San Felipe-Del Rio CISD
• NCES district ID: 4838900
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $40,582
• Composite: 24.04/100
• National rank: #7766
• State rank: #667 of 826 in TX

Livability — Cienegas Terrace

• Score: 60/100
• State rank: #1065
• US rank: #18905

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cienegas Terrace, TX
• County: Val Verde County · 47,256 people
• Metro: Del Rio, TX
• Population (ZIP): 47,256
• Household income: $66,084
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1111.0

Population outlook (Val Verde County) Hauer SSP2

• Today (2025): 48,073 people
• By 2030: 47,468 · -1.3%
• By 2040: 45,930 · -4.5%
• By 2050: 43,904 · -8.7%
• By 2075: 38,126 · -20.7%
• By 2100: 26,217 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 24% White 15% Black 1%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 19% · Canada
• Languages at home: 36% English-only · Spanish 63%

Political lean MEDSL · Val Verde

• 2024 margin: Strong R (+26.6) · D 36.2% · R 62.9%
• 2008→2024 swing: -36.2pp toward R · 2008: 9.6pp · 2024: -26.6pp
• All cycles: 2024: R+26.6 2020: R+9.9 2016: D+7.9 2012: D+5.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.95%
• Current HPI: 161.762
• Rent YoY: ▲ 1.55%
• Metro: Del Rio, TX
• 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

+5.3% since first listed

6 events — show timeline

• 2026-05-11 Listed $79,000 DRBORMLS
• 2024-08-08 Listing Removed — LERA
• 2023-08-09 Listed $75,000 LERA
• 2018-02-14 Sold (Public Records) — Public Records
• 2017-04-12 Sold (Public Records) — Public Records
• 2000-07-18 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $343 · +10.2% YoY. Source: county tax records.