123 A & B Foster · Del Rio, TX 78840

$199,900

4 bd · 0.0 ba · 1,800 sqft · MultiFamily · 489 Days on market

Built 1965 Fair condition 6,970 sqft lot $111/sqft · at area comps Est $194k · at est. ↓ 14% 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 +21.5/30.0
• DSCR +6.9/10.0
• ARV discount +6.2/15.0
• 1% rule +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great Investment Opportunity at an Affordable Price! Don't miss this duplex conveniently located near Veterans Blvd. with easy access to shopping, schools, parks, hospital, loop to LAFB, Amistad Lake and so much more. Each unit has two bedrooms, 1 bathroom, large kitchen with washer/dryer hookups and very spacious living room and dining area. New roof in June 2025. Fenced backyard for each unit. Both are rented with a month to month lease.

Key facts

• Large kitchen
• Fenced backyard area
• Washer dryer hookups

Tags

• FENCED BACKYARD AREA
• WASHER DRYER HOOKUPS
• LARGE KITCHEN
• SPACIOUS LIVING ROOM
• SPACIOUS DINING AREA

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive. Per door: $151/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% 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+, schools D.
• 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent runs 39% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 489 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 489 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $194,392
• List price: $199,900
• Delta: 2.83%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

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: $-16,238
• Equity at exit: $29,806

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,513
• Equity at exit: $17,284

Cash invested: $55,972 (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: 15.6×

Monthly cashflow live

• Estimated rent: $2,130 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $301

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 81%

Sensitivity live

Price	-10% $439	-5% $370	+0% $301	+5% $232	+10% $163
Rent	-10% $133	-5% $217	+0% $301	+5% $385	+10% $470
Rate	-1.0pp $402	-0.5pp $352	base $301	+0.5pp $249	+1.0pp $197

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,130
Total (2 units)			$2,130

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Margaret Ln Del Rio, TX	3.0	3.0	1613	$1,650	$1.02	45d	1	0.10mi
100 Royal Way Dr Del Rio, TX	3.0	2.0	1465	$1,200	$0.82	45d	1	0.14mi
224 Highland St Del Rio, TX	4.0	2.0	1751	$1,250	$0.71	45d	1	0.29mi
118 Rawhide Trl Del Rio, TX	4.0	2.0	1902	$1,700	$0.89	45d	1	0.83mi
119 Encino Dr Del Rio, TX	3.0	2.0	1507	$1,600	$1.06	45d	1	1.20mi
311 Javier Dr Del Rio, TX	3.0	2.0	1623	$1,875	$1.16	45d	1	1.24mi
312 Javier Dr Del Rio, TX	3.0	2.0	1600	$1,850	$1.16	45d	1	1.26mi
777 Clouse Dr Del Rio, TX	5.0	3.0	2613	$2,100	$0.80	45d	1	1.44mi

Listing history 26 events

1. 2026-06-19
   days on market $199,900 Active 489 DOM
2. 2026-06-18
   days on market $199,900 Active 488 DOM
3. 2026-06-17
   days on market $199,900 Active 487 DOM
4. 2026-06-16
   days on market $199,900 Active 486 DOM
5. 2026-06-15
   days on market $199,900 Active 485 DOM
6. 2026-06-14
   days on market $199,900 Active 483 DOM
7. 2026-06-12
   days on market $199,900 Active 482 DOM
8. 2026-06-09
   days on market $199,900 Active 479 DOM
9. 2026-06-08
   days on market $199,900 Active 478 DOM
10. 2026-06-07
    days on market $199,900 Active 477 DOM
11. 2026-06-05
    days on market $199,900 Active 474 DOM
12. 2026-06-03
    days on market $199,900 Active 473 DOM
13. 2026-06-02
    pricedays on market $199,900 Active 472 DOM
14. 2026-06-01
    days on market $214,950 Active 471 DOM
15. 2026-05-31
    days on market $214,950 Active 470 DOM
16. 2026-05-30
    days on market $214,950 Active 469 DOM
17. 2026-02-04
    price $214,950 444-char remark

    Show marketing remark (444 chars)

    Great Investment Opportunity at an Affordable Price! Don't miss this duplex conveniently located near Veterans Blvd. with easy access to shopping, schools, parks, hospital, loop to LAFB, Amistad Lake and so much more. Each unit has two bedrooms, 1 bathroom, large kitchen with washer/dryer hookups and very spacious living room and dining area. New roof in June 2025. Fenced backyard for each unit. Both are rented with a month to month lease.

18. 2025-09-30
    price $189,950 444-char remark

    Show marketing remark (444 chars)

    Great Investment Opportunity at an Affordable Price! Don't miss this duplex conveniently located near Veterans Blvd. with easy access to shopping, schools, parks, hospital, loop to LAFB, Amistad Lake and so much more. Each unit has two bedrooms, 1 bathroom, large kitchen with washer/dryer hookups and very spacious living room and dining area. New roof in June 2025. Fenced backyard for each unit. Both are rented with a month to month lease.

19. 2025-08-12
    price $199,500 444-char remark

    Show marketing remark (444 chars)

    Great Investment Opportunity at an Affordable Price! Don't miss this duplex conveniently located near Veterans Blvd. with easy access to shopping, schools, parks, hospital, loop to LAFB, Amistad Lake and so much more. Each unit has two bedrooms, 1 bathroom, large kitchen with washer/dryer hookups and very spacious living room and dining area. New roof in June 2025. Fenced backyard for each unit. Both are rented with a month to month lease.

20. 2025-06-18
    status Active 444-char remark

    Show marketing remark (444 chars)

    Great Investment Opportunity at an Affordable Price! Don't miss this duplex conveniently located near Veterans Blvd. with easy access to shopping, schools, parks, hospital, loop to LAFB, Amistad Lake and so much more. Each unit has two bedrooms, 1 bathroom, large kitchen with washer/dryer hookups and very spacious living room and dining area. New roof in June 2025. Fenced backyard for each unit. Both are rented with a month to month lease.

21. 2025-06-18
    price $214,950 444-char remark

    Show marketing remark (444 chars)

    Great Investment Opportunity at an Affordable Price! Don't miss this duplex conveniently located near Veterans Blvd. with easy access to shopping, schools, parks, hospital, loop to LAFB, Amistad Lake and so much more. Each unit has two bedrooms, 1 bathroom, large kitchen with washer/dryer hookups and very spacious living room and dining area. New roof in June 2025. Fenced backyard for each unit. Both are rented with a month to month lease.

22. 2025-06-14
    status Pending 444-char remark

    Show marketing remark (444 chars)

    Great Investment Opportunity at an Affordable Price! Don't miss this duplex conveniently located near Veterans Blvd. with easy access to shopping, schools, parks, hospital, loop to LAFB, Amistad Lake and so much more. Each unit has two bedrooms, 1 bathroom, large kitchen with washer/dryer hookups and very spacious living room and dining area. New roof in June 2025. Fenced backyard for each unit. Both are rented with a month to month lease.

23. 2025-06-05
    price $199,950 444-char remark

    Show marketing remark (444 chars)

    Great Investment Opportunity at an Affordable Price! Don't miss this duplex conveniently located near Veterans Blvd. with easy access to shopping, schools, parks, hospital, loop to LAFB, Amistad Lake and so much more. Each unit has two bedrooms, 1 bathroom, large kitchen with washer/dryer hookups and very spacious living room and dining area. New roof in June 2025. Fenced backyard for each unit. Both are rented with a month to month lease.

24. 2025-03-25
    price $219,950 444-char remark

    Show marketing remark (444 chars)

    Great Investment Opportunity at an Affordable Price! Don't miss this duplex conveniently located near Veterans Blvd. with easy access to shopping, schools, parks, hospital, loop to LAFB, Amistad Lake and so much more. Each unit has two bedrooms, 1 bathroom, large kitchen with washer/dryer hookups and very spacious living room and dining area. New roof in June 2025. Fenced backyard for each unit. Both are rented with a month to month lease.

25. 2025-02-10
    listed $235,000 Active 444-char remark

    Show marketing remark (444 chars)

    Great Investment Opportunity at an Affordable Price! Don't miss this duplex conveniently located near Veterans Blvd. with easy access to shopping, schools, parks, hospital, loop to LAFB, Amistad Lake and so much more. Each unit has two bedrooms, 1 bathroom, large kitchen with washer/dryer hookups and very spacious living room and dining area. New roof in June 2025. Fenced backyard for each unit. Both are rented with a month to month lease.

26. 2024-08-12
    listed $249,500 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: $25,560
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$5,815
• Taxable income: $460
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $3,505/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 · 4 photos

Fair 45/100 Moderate rehab

This two-unit property offers a fair condition with moderate rehab needs, suitable for an investor looking to improve and modernize the units.

Repairs flagged

• Minor kitchen cabinets — slightly worn
• Minor bathroom fixtures — basic and dated
• Minor landscaping — bare yard

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both landscaping — improves curb appeal and adds value
• Both new kitchen cabinets — modernizes the space and adds value
• Both new bathroom fixtures — enhances functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slightly worn	Minor	$500–3,000
bathroom fixtures · basic and dated	Minor	$500–3,000
landscaping · bare yard	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both landscaping — improves curb appeal and adds value ↑
• Both new kitchen cabinets — modernizes the space and adds value ↑
• Both new bathroom fixtures — enhances functionality and aesthetics ↑

ⓘ 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 — 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

-13.8% since first listed

10 events — show timeline

• 2026-02-04 Price Changed $214,950 DRBORMLS
• 2025-09-30 Price Changed $189,950 DRBORMLS
• 2025-08-12 Price Changed $199,500 DRBORMLS
• 2025-06-18 Relisted — DRBORMLS
• 2025-06-18 Price Changed $214,950 DRBORMLS
• 2025-06-14 Pending — DRBORMLS
• 2025-06-05 Price Changed $199,950 DRBORMLS
• 2025-03-25 Price Changed $219,950 DRBORMLS
• 2025-02-10 Listed $235,000 DRBORMLS
• 2024-08-12 Listed $249,500 DRBORMLS