11372 US-90 · Lake View, TX 78840

$130,000

2 bd · 2.0 ba · 4,886 sqft · SingleFamily · 38 Days on market

Built 1995 Poor condition

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Why this score? — see what drove the D- 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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Rent growth +2.9/5.0
• Schools +2.4/10.0
• Livability +2.1/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained home close to Lake Amistad. Perfect for fisherman or a weekend retreat. Open kithen & split floor plan, with extra storage space outside that can easily be converted into workshop or bunkhouse.

Key facts

• Steel trex decking
• Large front deck
• Built 1995

Tags

• LARGE FRONT DECK
• STEEL TREX DECKING
• CEMENT COVERED PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $28 ($331/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (9.8% below list).
• Recommended offer: $117k (9.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 41/100 on livability (#1,586 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, 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.
• 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 $899 of loan paydown is wiped out by about $4k 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 38 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.

Recommended offer $117,218 (9.8% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 10% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 9.2

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-20,975
• Equity at exit: $19,383

10-year hold

• IRR: -11.0%
• Equity multiple: 0.38×
• Total profit: $-22,646
• Equity at exit: $11,240

Cash invested: $36,400 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $28

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 93%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $130,000 Active 38 DOM
2. 2026-06-18
   days on market $130,000 Active 37 DOM
3. 2026-06-17
   days on market $130,000 Active 36 DOM
4. 2026-06-16
   days on market $130,000 Active 35 DOM
5. 2026-06-15
   days on market $130,000 Active 34 DOM
6. 2026-06-14
   days on market $130,000 Active 32 DOM
7. 2026-06-12
   days on market $130,000 Active 31 DOM
8. 2026-06-09
   days on market $130,000 Active 28 DOM
9. 2026-06-08
   days on market $130,000 Active 27 DOM
10. 2026-06-07
    days on market $130,000 Active 26 DOM
11. 2026-06-05
    days on market $130,000 Active 23 DOM
12. 2026-06-03
    days on market $130,000 Active 22 DOM
13. 2026-06-02
    days on market $130,000 Active 21 DOM
14. 2026-06-01
    days on market $130,000 Active 20 DOM
15. 2026-05-31
    days on market $130,000 Active 19 DOM
16. 2026-05-30
    days on market $130,000 Active 18 DOM
17. 2026-05-12
    listed $130,000 Active 104-char remark
18. 2017-07-20
    soldstatus 215-char remark

    Show marketing remark (215 chars)

    Well maintained home close to Lake Amistad. Perfect for fisherman or a weekend retreat. Open kithen & split floor plan, with extra storage space outside that can easily be converted into workshop or bunkhouse.

19. 2016-07-15
    soldstatus

    Show marketing remark (129 chars)

    Own this 3-bdrm, 2-bath double wide mobile home. Across the highway from Lake Amistad, near boat ramps. Seller is a TLREA 0622458

20. 2016-06-10
    listed $100,000 215-char remark

    Show marketing remark (215 chars)

    Well maintained home close to Lake Amistad. Perfect for fisherman or a weekend retreat. Open kithen & split floor plan, with extra storage space outside that can easily be converted into workshop or bunkhouse.

21. 2015-10-27
    listed $64,900

    Show marketing remark (129 chars)

    Own this 3-bdrm, 2-bath double wide mobile home. Across the highway from Lake Amistad, near boat ramps. Seller is a TLREA 0622458

ⓘ 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: $14,066
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$3,782
• Taxable loss: −$1,848
• Est. tax savings @ 24.0%: +$444
• After-tax cash flow: $775/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof and siding replacement, and landscaping improvements. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major roof — Signs of significant damage
• Major siding — Worn and peeling
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both landscaping and curb appeal — Enhances curb appeal and property value
• Both roof repair — Critical to safety and property value
• Both siding repair — Improves aesthetics and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of significant damage	Major	$15,000–50,000
siding · Worn and peeling	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and curb appeal — Enhances curb appeal and property value ↑
• Both roof repair — Critical to safety and property value ↑
• Both siding repair — Improves aesthetics 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: 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 — Lake View

• Score: 41/100
• State rank: #1586
• US rank: #27132

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+100.3% since first listed

5 events — show timeline

• 2026-05-12 Listed $130,000 FSBO.com
• 2017-07-20 Sold (MLS) — DRBORMLS
• 2016-07-15 Sold (MLS) — DRBORMLS
• 2016-06-10 Listed $100,000 DRBORMLS
• 2015-10-27 Listed $64,900 DRBORMLS