11207 W US Hwy 90 Unit B3 · Lake View, TX 78840

$800

None bd · None ba · 450 sqft · Condo · 256 Days on market

↓ 9% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 bedroom 1 bathroom unit at The Palms of Bayview. Rent includes basic wifi & streaming cable. Onsite laundry facility, beautiful pool and Wi-Fi available in common areas. $50 application fee, each person 18+ must apply. Unit available immediately. * pets allowed upon approval, pet screening required.

Key facts

• Beautiful pool
• Move in ready
• Listed 255 days

Tags

• MOVE IN READY
• ONSITE LAUNDRY FACILITY
• BEAUTIFUL POOL
• WIFI AVAILABLE IN COMMON AREAS
• PETS ALLOWED UPON APPROVAL

🏷️ Possibly a rental listed for sale. The $800 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a condo listed at $800.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $800).
• Recommended offer: $704 (12.0% below list) — sets the bar for market timing.

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 $6 of loan paydown is wiped out by about $24 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 $224 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($704) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $50 (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $704 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 184.38% ✓
• Cap rate: 1745.87%
• Cash-on-cash: 6212.79%
• DSCR: 277.43
• GRM: 0.0

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: —
• Equity multiple: 320.80×
• Total profit: $71,634
• Equity at exit: $119

10-year hold

• IRR: —
• Equity multiple: 666.73×
• Total profit: $149,124
• Equity at exit: $69

Cash invested: $224 (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

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$4
• Tax est. 1.5%: −$1 /mo · $12/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $1,160

Break-even live

Break-even rent $7

Max offer price $800

Occupancy floor 16%

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: $200
• Closing costs: $24
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: internetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-19
   days on market $800 Active 256 DOM
2. 2026-06-18
   days on market $800 Active 255 DOM
3. 2026-06-17
   remarks 320-char remark
4. 2026-06-17
   pricedays on marketlisting id $800 Active 254 DOM
5. 2026-06-16
   days on market $1,000 Active 253 DOM
6. 2026-06-15
   days on market $1,000 Active 252 DOM
7. 2026-06-14
   days on market $1,000 Active 250 DOM
8. 2026-06-12
   days on market $1,000 Active 249 DOM
9. 2026-06-09
   days on market $1,000 Active 246 DOM
10. 2026-06-08
    days on market $1,000 Active 245 DOM
11. 2026-06-07
    days on market $1,000 Active 244 DOM
12. 2026-06-05
    days on market $1,000 Active 241 DOM
13. 2026-06-03
    days on market $1,000 Active 240 DOM
14. 2026-06-02
    days on market $1,000 Active 239 DOM
15. 2026-06-01
    days on market $1,000 Active 238 DOM
16. 2026-05-31
    days on market $1,000 Active 237 DOM
17. 2026-05-30
    days on market $1,000 Active 236 DOM
18. 2026-05-04
    price $1,000 308-char remark

    Show marketing remark (324 chars)

    Furnished move in ready studio apartment at The Palms of Bayview. All bills paid, includes wifi & basic cable. Onsite laundry facility, beautiful pool and Wi-Fi available in common areas. $50 application fee, each person 18+ must apply. Unit available immediately. * pets allowed upon approval, pet screening required.

19. 2026-05-04
    price $800 324-char remark

    Show marketing remark (324 chars)

    Furnished move in ready studio apartment at The Palms of Bayview. All bills paid, includes wifi & basic cable. Onsite laundry facility, beautiful pool and Wi-Fi available in common areas. $50 application fee, each person 18+ must apply. Unit available immediately. * pets allowed upon approval, pet screening required.

20. 2025-10-27
    listed $850 Active
21. 2025-10-27
    listed $1,100 Active
22. 2025-10-07
    price $1,000
23. 2025-10-06
    listed $1,100 Active

    Show marketing remark (324 chars)

    Furnished move in ready studio apartment at The Palms of Bayview. All bills paid, includes wifi & basic cable. Onsite laundry facility, beautiful pool and Wi-Fi available in common areas. $50 application fee, each person 18+ must apply. Unit available immediately. * pets allowed upon approval, pet screening required.

24. 2025-10-06
    listed $1,100 Active 308-char remark

    Show marketing remark (324 chars)

    Furnished move in ready studio apartment at The Palms of Bayview. All bills paid, includes wifi & basic cable. Onsite laundry facility, beautiful pool and Wi-Fi available in common areas. $50 application fee, each person 18+ must apply. Unit available immediately. * pets allowed upon approval, pet screening required.

25. 2025-10-06
    listed $850 Active 324-char remark

    Show marketing remark (324 chars)

    Furnished move in ready studio apartment at The Palms of Bayview. All bills paid, includes wifi & basic cable. Onsite laundry facility, beautiful pool and Wi-Fi available in common areas. $50 application fee, each person 18+ must apply. Unit available immediately. * pets allowed upon approval, pet screening required.

26. 2025-04-24
    listed $925 Active
27. 2025-04-22
    price $1,400
28. 2025-04-22
    listed $1,100 Active
29. 2025-03-26
    listed $1,100 Active

ⓘ 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: $17,700
• − Mortgage interest: −$45
• − Property taxes: −$12
• − Insurance: −$4
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$23
• Taxable income: $14,784
• Est. tax owed @ 24.0%: −$3,548
• After-tax cash flow: $10,369/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 — 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

-9.1% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $1,000 DRBORMLS
• 2026-05-04 Price Changed $800 DRBORMLS
• 2025-10-27 Listed $850 DRBORMLS
• 2025-10-27 Listed $1,100 DRBORMLS
• 2025-10-07 Price Changed $1,000 DRBORMLS
• 2025-10-06 Listed $1,100 DRBORMLS
• 2025-10-06 Listed $1,100 DRBORMLS
• 2025-10-06 Listed $850 DRBORMLS
• 2025-04-24 Listed $925 DRBORMLS
• 2025-04-22 Price Changed $1,400 DRBORMLS
• 2025-04-22 Listed $1,100 DRBORMLS
• 2025-03-26 Listed $1,100 DRBORMLS