1703 N Main St · Del Rio, TX 78840

$165,000

4 bd · 1.0 ba · 1,798 sqft · SingleFamily public records · 80 Days on market

Built 1955 $92/sqft · at area comps Est $164k · at est.

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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 +21.1/30.0
• ARV discount +7.3/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute and cozy move-in-ready home. This 4 bedroom 3 bath is centrally located near shopping, restaurants and North Heights school. It offers a large backyard with fruit trees, storage shed and privacy fence. A great place to call home!!!

Key facts

• Large backyard
• Centrally located
• Storage shed

Tags

• LARGE BACKYARD
• FRUIT TREES
• STORAGE SHED
• PRIVACY FENCE
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% 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; 9 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 31% 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 $5k 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 80 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $42k; list at $165k implies a 293% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.05% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $164,258
• List price: $165,000
• Delta: 0.45%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.55% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-14,205
• Equity at exit: $24,602

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-2,896
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$865
• Tax from tax record: −$200 /mo · $2,394/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $236

Break-even live

Break-even rent $1,435

Max offer price $165,000

Occupancy floor 81%

Sensitivity live

Price	-10% $329	-5% $282	+0% $236	+5% $189	+10% $142
Rent	-10% $99	-5% $167	+0% $236	+5% $304	+10% $372
Rate	-1.0pp $319	-0.5pp $278	base $236	+0.5pp $193	+1.0pp $149

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Highland St Del Rio, TX	4.0	2.0	1751	$1,250	$0.71	44d	1	0.34mi
105 Margaret Ln Del Rio, TX	3.0	3.0	1613	$1,650	$1.02	44d	1	0.53mi
100 Royal Way Dr Del Rio, TX	3.0	2.0	1465	$1,200	$0.82	44d	1	0.56mi
311 Javier Dr Del Rio, TX	3.0	2.0	1623	$1,875	$1.16	44d	1	1.18mi
312 Javier Dr Del Rio, TX	3.0	2.0	1600	$1,850	$1.16	44d	1	1.19mi
401 Saint Joseph St Del Rio, TX	3.0	2.0	1302	$1,700	$1.31	44d	1	1.31mi
118 Rawhide Trl Del Rio, TX	4.0	2.0	1902	$1,700	$0.89	44d	1	1.37mi
105 Saint Joseph St Del Rio, TX	3.0	2.0	1318	$1,600	$1.21	44d	1	1.40mi
410 Pulliam St Del Rio, TX	3.0	2.0	1700	$1,800	$1.06	44d	1	1.49mi

Listing history 16 events

1. 2026-06-12
   statusdays on market $165,000 Pending 80 DOM
2. 2026-06-09
   days on market $165,000 Active 78 DOM
3. 2026-06-08
   days on market $165,000 Active 77 DOM
4. 2026-06-07
   remarks 259-char remark
5. 2026-06-07
   days on market $165,000 Active 76 DOM
6. 2026-06-05
   days on market $165,000 Active 73 DOM
7. 2026-06-03
   days on market $165,000 Active 72 DOM
8. 2026-06-02
   days on market $165,000 Active 71 DOM
9. 2026-06-01
   days on market $165,000 Active 70 DOM
10. 2026-05-31
    days on market $165,000 Active 69 DOM
11. 2026-05-30
    days on market $165,000 Active 68 DOM
12. 2026-04-24
    price $165,000 236-char remark

    Show marketing remark (236 chars)

    Cute and cozy move-in-ready home. This 4 bedroom 3 bath is centrally located near shopping, restaurants and North Heights school. It offers a large backyard with fruit trees, storage shed and privacy fence. A great place to call home!!!

13. 2026-03-23
    listed $170,000 Active 236-char remark

    Show marketing remark (236 chars)

    Cute and cozy move-in-ready home. This 4 bedroom 3 bath is centrally located near shopping, restaurants and North Heights school. It offers a large backyard with fruit trees, storage shed and privacy fence. A great place to call home!!!

14. 2025-07-09
    listed $180,000 Active
15. 2012-10-18
    soldstatus $42,000
16. 2004-11-03
    soldstatus

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,394 · $200/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$625/yr (+$52/mo · 26.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $20,796
• − Mortgage interest: −$9,243
• − Property taxes: −$2,394
• − Insurance: −$825
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$4,800
• Taxable income: $207
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $2,777/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 — 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

+292.9% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $165,000 DRBORMLS
• 2026-03-23 Listed $170,000 DRBORMLS
• 2025-07-09 Listed $180,000 DRBORMLS
• 2012-10-18 Sold (Public Records) $42,000 Public Records
• 2004-11-03 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,394 · +10.7% YoY. Source: county tax records.