402 Plaza Ave · Del Rio, TX 78840

$105,000

3 bd · 1.0 ba · 1,237 sqft · SingleFamily public records · 55 Days on market

Built 1975 ↓ 36% since listing

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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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +6.6/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a home that is priced to sell? Look no Further! 402 Plaza Avenue is a 3-bedroom 1 bath home featuring 1237 sq feet of living area. Check out the generous lot for all your outdoor activities. Schedule your showing today!

Key facts

• Generous lot
• Garage
• Built 1975

Tags

• GENEROUS LOT

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick construction
• Exterior features: Chain link fencing; Composition roof

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Has cooling
• Interior features: Electric water heater; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#349 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, employment D+, amenities 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: Lamar El (math 23% / reading 24%, grade F, #3,247 of 4,322 statewide, top 76%, 436 students, 90% FRL) — zoned schools average 90% FRL vs 70% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 549 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $726 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 6 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

• Climate carrying-cost: major 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1975 — 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 D-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: 1.16% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.55% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-8,554
• Equity at exit: $15,656

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,093
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,216 high
• Mortgage (P&I): −$551
• Tax from tax record: −$207 /mo · $2,484/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $159

Break-even live

Break-even rent $1,014

Max offer price $105,000

Occupancy floor 82%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Cano St Del Rio, TX	2.0	1.0	1200	$900	$0.75	44d	1	0.33mi
163 Yucca St Del Rio, TX	2.0	2.0	850	$746	$0.88	44d	1	0.73mi
405 N Bedell Ave Del Rio, TX	2.0–3.0	1.0–2.0	940	$1,050	$1.12	44d	4	0.83mi
113 Long Dr Del Rio, TX	2.0	1.0	1100	$1,300	$1.18	44d	1	0.94mi
604 E 2nd St Del Rio, TX	2.0	1.0	1350	$1,050	$0.78	44d	1	1.02mi
203 Kennedy Dr Del Rio, TX	3.0	2.0	1215	$1,350	$1.11	44d	1	1.02mi
1104 N Bedell Ave Unit A Del Rio, TX	2.0	1.0	997	$950	$0.95	44d	1	1.32mi
603 E 8th St Del Rio, TX	2.0	2.0	1350	$1,200	$0.89	44d	1	1.32mi
322 Vista Hermosa Del Rio, TX	3.0	2.0	1181	$1,350	$1.14	44d	1	1.32mi
502 W Dignowity St Del Rio, TX	2.0	1.0	946	$900	$0.95	44d	1	1.47mi

Listing history 26 events

1. 2026-06-13
   status $105,000 Pending 55 DOM
2. 2026-06-12
   days on market $105,000 Active 55 DOM
3. 2026-06-09
   days on market $105,000 Active 52 DOM
4. 2026-06-08
   days on market $105,000 Active 51 DOM
5. 2026-06-07
   days on market $105,000 Active 50 DOM
6. 2026-06-05
   days on market $105,000 Active 47 DOM
7. 2026-06-03
   days on market $105,000 Active 46 DOM
8. 2026-06-02
   days on market $105,000 Active 45 DOM
9. 2026-06-01
   days on market $105,000 Active 44 DOM
10. 2026-05-31
    days on market $105,000 Active 43 DOM
11. 2026-05-30
    days on market $105,000 Active 42 DOM
12. 2026-05-25
    status Active
13. 2026-05-25
    price $105,000
14. 2026-03-26
    status Pending
15. 2026-02-17
    listed $115,000 Active
16. 2025-08-08
    historical $975
17. 2025-05-20
    listed $975
18. 2025-05-19
    listed $144,900 Active
19. 2025-05-01
    price $144,900
20. 2025-01-08
    price $146,000
21. 2024-12-24
    historical $975
22. 2024-11-19
    listed $975
23. 2024-06-29
    price $156,000
24. 2024-05-21
    listed $164,900 Active
25. 2021-11-08
    soldstatus
26. 1987-09-01
    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: $2,484 · $207/mo
• Projected year-2 tax: $2,484 · $207/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $14,593
• − Mortgage interest: −$5,882
• − Property taxes: −$2,484
• − Insurance: −$525
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$3,055
• Taxable income: $312
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $1,836/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 — Del Rio

• Score: 70/100
• State rank: #349
• US rank: #7531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Del Rio, TX
• County: Val Verde County · 47,256 people
• City population: 47,256
• 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

-36.3% since first listed

15 events — show timeline

• 2026-05-25 Relisted — DRBORMLS
• 2026-05-25 Price Changed $105,000 DRBORMLS
• 2026-03-26 Pending — DRBORMLS
• 2026-02-17 Listed $115,000 DRBORMLS
• 2025-08-08 Rental Removed $975 DRBORMLS
• 2025-05-20 Listed for Rent $975 DRBORMLS
• 2025-05-19 Listed $144,900 DRBORMLS
• 2025-05-01 Price Changed $144,900 DRBORMLS
• 2025-01-08 Price Changed $146,000 DRBORMLS
• 2024-12-24 Rental Removed $975 DRBORMLS
• 2024-11-19 Listed for Rent $975 DRBORMLS
• 2024-06-29 Price Changed $156,000 DRBORMLS
• 2024-05-21 Listed $164,900 DRBORMLS
• 2021-11-08 Sold (Public Records) — Public Records
• 1987-09-01 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,484 · +0.6% YoY. Source: county tax records.