119A Holiday Trailer Park Unit 11490 W US Hwy 90 · Lake View, TX 78840

$79,500

2 bd · 2.0 ba · 1,054 sqft · Manufactured · 42 Days on market

Built 1995 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Schools +2.4/10.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

This will be the perfect place to call home or a home away from home. Just minutes to Diablo East Marina to launch your lake toys, splash around, or go diving. The home features a metal-covered wooden deck on the front and a cool screened-in porch on the back. You'll enjoy the open living, dining, and kitchen. Perfect for family and friends to gather. The bedrooms are between the living areas for privacy. The built-in cabinet in the laundry room is a must for storage. For all you fishing, boating, or golfing advocates, you are going to love all the concrete. The covered carport is 8' tall on the low side and 9'6' on the high side, and is approximately 35' deep. 2 storage units in the yard w

Key facts

• 3 garage spots
• Community pool
• Built 1995

Property features AI

Finance

• HOA & community: Homeowners association with monthly fees; Community clubhouse; Community pool

Exterior

• Parking: 3-car garage
• Security: Smoke detector(s)
• Utilities: Electric water heater
• Home design: Mobile home (residential); Residential single family zoning
• Construction: Metal roof
• Exterior features: Covered patio; Patio; Chain link fencing; Metal roof

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Flooring: Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Ceiling fan(s)
• Interior features: Dishwasher; Microwave; Electric range; Refrigerator; Electric water heater; Ceiling fan(s); Smoke detector(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $77k (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-, 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $550 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.52% ✓
• Cap rate: 12.37%
• Cash-on-cash: 21.70%
• DSCR: 1.97
• GRM: 5.5

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: 12.7%
• Equity multiple: 1.50×
• Total profit: $11,040
• Equity at exit: $11,854

10-year hold

• IRR: 20.4%
• Equity multiple: 2.61×
• Total profit: $35,793
• Equity at exit: $6,874

Cash invested: $22,260 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $403

Break-even live

Break-even rent $695

Max offer price $79,500

Occupancy floor 62%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	43d	1	0.14mi
11372 W US Highway 90 #86 Del Rio, TX	2.0	2.0	897	$1,100	$1.23	43d	1	0.24mi
163 Striper Rd Del Rio, TX	3.0	2.0	988	$1,000	$1.01	43d	1	0.76mi

Listing history 17 events

1. 2026-06-19
   days on market $79,500 Active 42 DOM
2. 2026-06-18
   days on market $79,500 Active 41 DOM
3. 2026-06-17
   days on market $79,500 Active 40 DOM
4. 2026-06-16
   days on market $79,500 Active 39 DOM
5. 2026-06-15
   days on market $79,500 Active 38 DOM
6. 2026-06-14
   days on market $79,500 Active 36 DOM
7. 2026-06-12
   days on market $79,500 Active 35 DOM
8. 2026-06-09
   days on market $79,500 Active 32 DOM
9. 2026-06-08
   days on market $79,500 Active 31 DOM
10. 2026-06-07
    days on market $79,500 Active 30 DOM
11. 2026-06-05
    days on market $79,500 Active 27 DOM
12. 2026-06-03
    days on market $79,500 Active 26 DOM
13. 2026-06-02
    days on market $79,500 Active 25 DOM
14. 2026-06-01
    days on market $79,500 Active 24 DOM
15. 2026-05-31
    days on market $79,500 Active 23 DOM
16. 2026-05-30
    days on market $79,500 Active 22 DOM
17. 2026-05-07
    listed $79,500 Active 724-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 · 20 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: $14,460
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$2,313
• Taxable income: $3,790
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $3,921/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

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a good condition score of 75. It has a good kitchen, bathrooms, and exterior. The home is move-in ready with minor cosmetic updates needed to enhance its curb appeal and resale value.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both install new flooring — improves aesthetics and increases rental value
• Both update kitchen appliances — modernizes kitchen and boosts resale value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both install new flooring — improves aesthetics and increases rental value ↑
• Both update kitchen appliances — modernizes kitchen and boosts resale 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

1 event — show timeline

• 2026-05-07 Listed $79,500 DRBORMLS