72 Ash St · Lake View, TX 78840

$119,900

2 bd · 2.0 ba · 1,368 sqft · Manufactured · 39 Days on market

Built 1998 Fair condition $120/mo HOA · 10% of rent

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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 +14.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• DSCR +4.4/10.0
• Rent growth +2.9/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Ready for summer fun near Lake Amistad! This 2 bedroom, 2 bath home is ideally located just minutes from Diablo East Boat Ramp, Hwy 90 West, and some of Del Rio’s best outdoor recreation. Whether you are looking for a weekend fishing camp, lake-area getaway, or a low-maintenance home base near Lake Amistad, this property offers the setup you need. Enjoy a large covered front porch, plenty of covered parking for your truck and boat, a covered carport area, and an additional storage building for gear, tools, and lake essentials. The home features an open living and dining layout, a functional kitchen with breakfast bar seating, and comfortable indoor space ready for your personal touch.

Key facts

• Covered front porch
• Covered carport area
• Functional kitchen

Tags

• COVERED FRONT PORCH
• COVERED PARKING
• COVERED CARPORT AREA
• ADDITIONAL STORAGE BUILDING
• OPEN LIVING AND DINING LAYOUT
• FUNCTIONAL KITCHEN

Property features AI

Finance

• HOA & community: Homeowners association with a $120 monthly fee

Exterior

• Parking: 2-car garage
• Security: Smoke detector(s)
• Home design: Residential property; Manufactured on land (mobile home with land); Residential single-family zoning
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered patio; Patio; Chain link fencing; Workshop

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Cooling with ceiling fans
• Interior features: Ceiling fans; Smoke detectors
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $23 ($270/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% 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-, amenities F, commute 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: Dr Lonnie Green Jr El (math 26% / reading 31%, grade F, #2,706 of 4,322 statewide, top 63%, 791 students, 74% FRL); Del Rio Middle (math 26% / reading 43%, grade F, #858 of 1,662 statewide, top 54%, 1,478 students, 74% FRL); Del Rio H S (math 27% / reading 30%, grade F, #1,157 of 1,632 statewide, top 72%, 2,470 students, 65% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 555 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $829 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 39 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.03% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 8.1

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-19,669
• Equity at exit: $17,877

10-year hold

• IRR: -11.8%
• Equity multiple: 0.35×
• Total profit: $-21,951
• Equity at exit: $10,367

Cash invested: $33,572 (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: 555
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$120
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $23

Break-even live

Break-even rent $1,201

Max offer price $119,900

Occupancy floor 93%

Sensitivity live

Price	-10% $105	-5% $64	+0% $23	+5% $-19	+10% $-60
Rent	-10% $-75	-5% $-26	+0% $23	+5% $71	+10% $120
Rate	-1.0pp $83	-0.5pp $53	base $23	+0.5pp $-9	+1.0pp $-40

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86 Mulberry St Del Rio, TX	2.0	2.0	986	$1,100	$1.12	45d	1	0.06mi
11372 W US Highway 90 #86 Del Rio, TX	2.0	2.0	897	$1,100	$1.23	45d	1	0.10mi
163 Striper Rd Del Rio, TX	3.0	2.0	988	$1,000	$1.01	45d	1	0.69mi
203 Gancho Del Rio, TX	3.0	2.0	1729	$1,895	$1.10	45d	1	1.33mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 18 events

1. 2026-06-22
   days on market $119,900 Active 39 DOM
2. 2026-06-19
   days on market $119,900 Active 36 DOM
3. 2026-06-18
   days on market $119,900 Active 35 DOM
4. 2026-06-17
   days on market $119,900 Active 34 DOM
5. 2026-06-16
   days on market $119,900 Active 33 DOM
6. 2026-06-15
   days on market $119,900 Active 32 DOM
7. 2026-06-14
   days on market $119,900 Active 30 DOM
8. 2026-06-12
   days on market $119,900 Active 29 DOM
9. 2026-06-09
   days on market $119,900 Active 26 DOM
10. 2026-06-08
    days on market $119,900 Active 25 DOM
11. 2026-06-07
    days on market $119,900 Active 24 DOM
12. 2026-06-05
    days on market $119,900 Active 21 DOM
13. 2026-06-03
    days on market $119,900 Active 20 DOM
14. 2026-06-02
    days on market $119,900 Active 19 DOM
15. 2026-06-01
    days on market $119,900 Active 18 DOM
16. 2026-05-31
    days on market $119,900 Active 17 DOM
17. 2026-05-30
    days on market $119,900 Active 16 DOM
18. 2026-05-13
    listed $119,900 Active 961-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $14,751
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − HOA: −$1,440
• − Depreciation: −$3,488
• Taxable loss: −$1,651
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $667/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 · 30 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its exterior and interior condition, enhancing its resale and rental value.

Repairs flagged

• Major Exterior siding — Significant weathering and discoloration.
• Major Paint — Chipped and peeling in some areas.
• Moderate Flooring — Worn and may need replacement or refinishing.
• Minor Kitchen cabinets — Aesthetic update needed but functional.

Value-add opportunities

• Resale Exterior siding replacement — Enhances curb appeal and value.
• Resale Paint refresh — Improves home's appearance and value.
• Resale Floor refinishing — Enhances home's appearance and value.
• Resale Kitchen cabinet facelift — Modernizes the kitchen and adds value.
• Both Landscaping — Enhances curb appeal and adds value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant weathering and discoloration.	Major	$15,000–50,000
Paint · Chipped and peeling in some areas.	Major	$15,000–50,000
Flooring · Worn and may need replacement or refinishing.	Moderate	$3,000–15,000
Kitchen cabinets · Aesthetic update needed but functional.	Minor	$500–3,000
Total estimated repair cost · 4 items		$33,500–118,000

Value-add ROI direction

• Resale Exterior siding replacement — Enhances curb appeal and value. ↑
• Resale Paint refresh — Improves home's appearance and value. ↑
• Resale Floor refinishing — Enhances home's appearance and value. ↑
• Resale Kitchen cabinet facelift — Modernizes the kitchen and adds value. ↑
• Both Landscaping — Enhances curb appeal and adds value for both resale and rental. ↑

ⓘ 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

1 event — show timeline

• 2026-05-13 Listed $119,900 DRBORMLS