102 W Adobe St · Del Rio, TX 78840

$89,900

3 bd · 1.0 ba · 934 sqft · SingleFamily public records · 15 Days on market

Built 1955 $96/sqft · 14% above area Est $79k · 14% over

---

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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +8.4/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 4 bedroom, 1 bath with an additional bath in small living area off carport which could be a small efficiency apartment. House has 934 sq. ft. and apartment has 702 sq. ft. Plus there are two additional plus two open patios and central heat and air. Priced to sell!!

Key facts

• Full kitchen
• 10x18 room
• 3/4 bath

Tags

• COVERED PATIO
• FULL KITCHEN
• BREAKFAST AREA
• BACKYARD
• 3/4 BATH
• 10X18 ROOM

Property features AI

Exterior

• Parking: 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Stucco construction; Slab foundation
• Exterior features: Covered patio; Chain link fencing; Metal roof

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Ceiling fans for cooling
• Interior features: Smoke detectors installed; Covered patio
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% 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+, 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.
• Zoned schools: Dr Fermin Calderon El (math 15% / reading 24%, grade F, #3,583 of 4,322 statewide, top 86%, 541 students, 86% FRL) — zoned schools average 86% FRL vs 70% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 549 active listings in the ZIP; 5 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 $622 of loan paydown is wiped out by about $3k 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 15 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago 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.

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 $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.34% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 6.2

CMA / ARV

• ARV (median comp): $78,582
• List price: $89,900
• Delta: 14.40%
• Verdict: OVERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $922
• Equity at exit: $13,404

10-year hold

• IRR: 9.0%
• Equity multiple: 1.64×
• Total profit: $16,224
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$471
• Tax from tax record: −$174 /mo · $2,093/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $270

Break-even live

Break-even rent $865

Max offer price $89,900

Occupancy floor 73%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
163 Yucca St Del Rio, TX	2.0	2.0	850	$746	$0.88	43d	1	0.26mi
405 N Bedell Ave Del Rio, TX	2.0–3.0	1.0–2.0	940	$1,050	$1.12	43d	4	1.14mi
502 W Dignowity St Del Rio, TX	2.0	1.0	946	$900	$0.95	43d	1	1.24mi
113 Long Dr Del Rio, TX	2.0	1.0	1100	$1,300	$1.18	43d	1	1.24mi
103 Summit Ave Del Rio, TX	3.0	2.0	1088	$1,250	$1.15	43d	1	1.28mi

Listing history 8 events

1. 2026-05-31
   status $89,900 Pending 15 DOM
2. 2026-05-30
   days on market $89,900 Active 15 DOM
3. 2026-05-13
   listed $89,900 Active 650-char remark
4. 2024-02-17
   historical $875
5. 2024-01-16
   price $875
6. 2024-01-02
   listed $925
7. 2016-10-07
   soldstatus 271-char remark

   Show marketing remark (271 chars)

   Cute 4 bedroom, 1 bath with an additional bath in small living area off carport which could be a small efficiency apartment. House has 934 sq. ft. and apartment has 702 sq. ft. Plus there are two additional plus two open patios and central heat and air. Priced to sell!!

8. 2016-08-15
   listed $55,000 271-char remark

   Show marketing remark (271 chars)

   Cute 4 bedroom, 1 bath with an additional bath in small living area off carport which could be a small efficiency apartment. House has 934 sq. ft. and apartment has 702 sq. ft. Plus there are two additional plus two open patios and central heat and air. Priced to sell!!

ⓘ 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: $2,093 · $174/mo
• Projected year-2 tax: $2,093 · $174/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 74% 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: $14,474
• − Mortgage interest: −$5,036
• − Property taxes: −$2,093
• − Insurance: −$450
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$2,615
• Taxable income: $1,965
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $2,763/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

+63.5% since first listed

7 events — show timeline

• 2026-05-30 Pending — DRBORMLS
• 2026-05-13 Listed $89,900 DRBORMLS
• 2024-02-17 Rental Removed $875 DRBORMLS
• 2024-01-16 Price Changed $875 DRBORMLS
• 2024-01-02 Listed for Rent $925 DRBORMLS
• 2016-10-07 Sold (MLS) — DRBORMLS
• 2016-08-15 Listed $55,000 DRBORMLS

Property tax history

+4.6%/yr

Latest (2025): $2,093 · +0.6% YoY. Source: county tax records.