501 E Adobe St · Del Rio, TX 78840

$139,000

4 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 53 Days on market

Built 1991 $80/sqft · 52% above area

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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

Welcome to this inviting home that offers comfort, space, and great value. This property is a fantastic opportunity for buyers looking for a place with room to grow and make their own. Featuring a roof replaced in 2023, this home already has a big upgrade taken care of for peace of mind. Situated on a corner lot, it offers extra privacy and curb appeal, along with a spacious yard that provides plenty of outdoor possibilities. Inside, you’ll find a layout with lots of potential, and the added comfort of mini splits in every room for efficient cooling and heating throughout the home. Whether you’re a first-time buyer, investor, or simply looking for more space, this home is full o

Key facts

• Spacious yard
• Roof replaced
• Corner lot

Tags

• ROOF REPLACED
• CORNER LOT
• SPACIOUS YARD
• MINI SPLITS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Stucco exterior; Slab foundation
• Exterior features: Chain link fencing; Composition roof

Interior

• Kitchen: Gas range
• Flooring: Concrete flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit cooling; Ceiling fan cooling
• Interior features: Ceiling fans; Window cooling units
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% 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; 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).
• This rent runs 32% 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 $961 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 53 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 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: 1.25% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.48%
• DSCR: 1.56
• GRM: 6.6

CMA / ARV

• ARV (median comp): $86,057
• List price: $139,000
• Delta: 61.52%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $777
• Equity at exit: $20,725

10-year hold

• IRR: 8.6%
• Equity multiple: 1.62×
• Total profit: $24,008
• Equity at exit: $12,018

Cash invested: $38,920 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,744 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$186 /mo · $2,233/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $405

Break-even live

Break-even rent $1,232

Max offer price $139,000

Occupancy floor 72%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Kennedy Dr Del Rio, TX	3.0	2.0	1215	$1,350	$1.11	43d	1	1.15mi
322 Vista Hermosa Del Rio, TX	3.0	2.0	1181	$1,350	$1.14	43d	1	1.24mi
410 Pulliam St Del Rio, TX	3.0	2.0	1700	$1,800	$1.06	43d	1	1.26mi

Listing history 20 events

1. 2026-06-19
   days on market $139,000 Active 53 DOM
2. 2026-06-18
   days on market $139,000 Active 52 DOM
3. 2026-06-17
   days on market $139,000 Active 51 DOM
4. 2026-06-16
   days on market $139,000 Active 50 DOM
5. 2026-06-15
   days on market $139,000 Active 49 DOM
6. 2026-06-14
   days on market $139,000 Active 47 DOM
7. 2026-06-12
   days on market $139,000 Active 46 DOM
8. 2026-06-09
   days on market $139,000 Active 43 DOM
9. 2026-06-08
   days on market $139,000 Active 42 DOM
10. 2026-06-07
    days on market $139,000 Active 41 DOM
11. 2026-06-05
    days on market $139,000 Active 38 DOM
12. 2026-06-03
    days on market $139,000 Active 37 DOM
13. 2026-06-02
    days on market $139,000 Active 36 DOM
14. 2026-06-01
    days on market $139,000 Active 35 DOM
15. 2026-05-31
    days on market $139,000 Active 34 DOM
16. 2026-05-30
    days on market $139,000 Active 33 DOM
17. 2026-04-27
    listed $139,000 Active 798-char remark
18. 2022-11-27
    status Pending
19. 2022-11-07
    price $115,000
20. 2022-10-23
    listed $120,000 Active

ⓘ 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: $2,233 · $186/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$311/yr (+$26/mo · 13.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $20,926
• − Mortgage interest: −$7,786
• − Property taxes: −$2,233
• − Insurance: −$695
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$4,044
• Taxable income: $2,820
• Est. tax owed @ 24.0%: −$677
• After-tax cash flow: $4,179/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

+15.8% since first listed

4 events — show timeline

• 2026-04-27 Listed $139,000 DRBORMLS
• 2022-11-27 Pending — DRBORMLS
• 2022-11-07 Price Changed $115,000 DRBORMLS
• 2022-10-23 Listed $120,000 DRBORMLS

Property tax history

+6.5%/yr

Latest (2025): $2,233 · +0.6% YoY. Source: county tax records.