1870 Orquidia Ln E · Rio Bravo, TX 78046

$60,000

2 bd · 1.0 ba · 1,207 sqft · SingleFamily · 81 Days on market

Built 2000 Poor condition 0.39 ac lot $50/sqft · 26% below area Est $81k · 26% under ↓ 7% since listing

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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
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Rio Bravo! This property features an oversized lot with ample space for expansion or outdoor living. The home offers a functional layout with comfortable living areas and well-sized bedrooms. Ideal for homeowners or investors seeking space and potential. Don’t miss out on this unique property!

Key facts

• Well-sized bedrooms
• Functional layout
• Oversized lot

Tags

• OVERSIZED LOT
• OUTDOOR LIVING
• FUNCTIONAL LAYOUT
• WELL-SIZED BEDROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,341 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• United ISD (urban): math 27% / reading 38% proficiency, ranked #568 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 482 active listings in the ZIP; 1,448 units permitted in Webb County in 2024 (245 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Webb County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.17% ✓
• Cap rate: 18.53%
• Cash-on-cash: 43.69%
• DSCR: 2.94
• GRM: 3.8

CMA / ARV

• ARV (median comp): $81,090
• List price: $60,000
• Delta: -26.01%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 40.6%
• Equity multiple: 2.74×
• Total profit: $29,258
• Equity at exit: $8,946

10-year hold

• IRR: 46.9%
• Equity multiple: 5.51×
• Total profit: $75,725
• Equity at exit: $5,188

Cash invested: $16,800 (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 78046

• Home prices YoY: -13.0%
• Active inventory: 482
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $612

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 48%

Sensitivity live

Price	-10% $653	-5% $632	+0% $612	+5% $591	+10% $570
Rent	-10% $509	-5% $560	+0% $612	+5% $663	+10% $714
Rate	-1.0pp $642	-0.5pp $627	base $612	+0.5pp $596	+1.0pp $580

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $60,000 Active 81 DOM
2. 2026-06-18
   days on market $60,000 Active 80 DOM
3. 2026-06-17
   days on market $60,000 Active 79 DOM
4. 2026-06-16
   days on market $60,000 Active 78 DOM
5. 2026-06-15
   days on market $60,000 Active 77 DOM
6. 2026-06-14
   days on market $60,000 Active 75 DOM
7. 2026-06-13
   days on market $60,000 Active 74 DOM
8. 2026-06-10
   days on market $60,000 Active 72 DOM
9. 2026-06-09
   days on market $60,000 Active 71 DOM
10. 2026-06-08
    days on market $60,000 Active 70 DOM
11. 2026-06-07
    days on market $60,000 Active 69 DOM
12. 2026-06-03
    days on market $60,000 Active 65 DOM
13. 2026-06-03
    price $60,000 Active 64 DOM
14. 2026-06-02
    days on market $65,000 Active 64 DOM
15. 2026-06-01
    days on market $65,000 Active 63 DOM
16. 2026-05-31
    days on market $65,000 Active 62 DOM
17. 2026-05-30
    days on market $65,000 Active 61 DOM
18. 2026-04-28
    price $65,000 321-char remark

    Show marketing remark (321 chars)

    Great opportunity in Rio Bravo! This property features an oversized lot with ample space for expansion or outdoor living. The home offers a functional layout with comfortable living areas and well-sized bedrooms. Ideal for homeowners or investors seeking space and potential. Don’t miss out on this unique property!

19. 2026-03-30
    listed $70,000 Active 321-char remark

    Show marketing remark (321 chars)

    Great opportunity in Rio Bravo! This property features an oversized lot with ample space for expansion or outdoor living. The home offers a functional layout with comfortable living areas and well-sized bedrooms. Ideal for homeowners or investors seeking space and potential. Don’t miss out on this unique property!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,590
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$1,745
• Taxable income: $6,790
• Est. tax owed @ 24.0%: −$1,629
• After-tax cash flow: $5,711/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.

Condition & rehab AI · 13 photos

Poor 30/100 Extensive rehab

This property requires extensive renovations, including painting, flooring, appliances, and landscaping, to improve its condition and value.

Repairs flagged

• Major Kitchen appliances — Old and worn
• Major Shower curtain — Old and stained
• Major Exterior paint — Peeling and faded
• Major Tile flooring — Poor condition
• Major Interior walls/paint — Peeling and faded
• Major HVAC/mechanicals — No visible systems

Value-add opportunities

• Both Painting and repainting — Improves curb appeal and interior aesthetics
• Both New flooring — Enhances durability and appearance
• Both New appliances — Modernizes the kitchen and improves functionality
• Both Landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Old and worn	Major	$15,000–50,000
Shower curtain · Old and stained	Major	$15,000–50,000
Exterior paint · Peeling and faded	Major	$15,000–50,000
Tile flooring · Poor condition	Major	$15,000–50,000
Interior walls/paint · Peeling and faded	Major	$15,000–50,000
HVAC/mechanicals · No visible systems	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting and repainting — Improves curb appeal and interior aesthetics ↑
• Both New flooring — Enhances durability and appearance ↑
• Both New appliances — Modernizes the kitchen and improves functionality ↑
• Both Landscaping — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: United ISD
• NCES district ID: 4843650
• Math proficiency: 27% ▼ -36.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $47,780
• Composite: 28.02/100
• National rank: #6848
• State rank: #568 of 826 in TX

Livability — Rio Bravo

• Score: 55/100
• State rank: #1341
• US rank: #23136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio Bravo, TX
• Population (ZIP): 71,965

Population outlook (Webb County) Hauer SSP2

• Today (2025): 301,387 people
• By 2030: 316,307 · +5.0%
• By 2040: 345,636 · +14.7%
• By 2050: 370,647 · +23.0%
• By 2075: 413,907 · +37.3%
• By 2100: 416,458 · +38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 53% White 2%
• Hispanic origin (detail): Mexican 92%
• Foreign-born: 22% · Canada
• Languages at home: 9% English-only · Spanish 91%

Political lean MEDSL · Webb

• 2024 margin: Toss-up / Even · D 48.5% · R 50.7%
• 2008→2024 swing: -45.6pp toward R · 2008: 43.4pp · 2024: -2.2pp
• All cycles: 2024: R+2.2 2020: D+23.3 2016: D+51.6 2012: D+54.0 2008: D+43.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.36%
• Current HPI: 196.8153
• 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

-7.1% since first listed

2 events — show timeline

• 2026-04-28 Price Changed $65,000 LAOR
• 2026-03-30 Listed $70,000 LAOR