900 La Vacas St · Del Rio, TX 78840

$81,000

2 bd · 1.5 ba · 1,080 sqft · SingleFamily · 3 Days on market

Poor condition 7,200 sqft lot $75/sqft · 32% below area Est $118k · 32% under ↓ 22% since listing

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

Listing remarks MLS

New Listing! Home offers 2 bedrooms, 1 full bath, in need of repairs. Includes an additional vacant lot 0.1366 acres in the rear of the house. Call listing agent for more details or to take a tour.

Key facts

• 7,200 sq ft lot
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $81k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).

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 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 $560 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $81,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.60% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.62%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $118,352
• List price: $81,000
• Delta: -31.56%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Ellis St	0.41mi	3/2.0 (+1)	1,186 (+10%)	12mo	$46,000	$39	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 16.4%
• Equity multiple: 1.65×
• Total profit: $14,666
• Equity at exit: $12,077

10-year hold

• IRR: 23.9%
• Equity multiple: 2.92×
• Total profit: $43,575
• Equity at exit: $7,003

Cash invested: $22,680 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$425
• Tax est. 1.5%: −$101 /mo · $1,215/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $465

Break-even live

Break-even rent $709

Max offer price $81,000

Occupancy floor 59%

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 W Dignowity St Del Rio, TX	2.0	1.0	946	$900	$0.95	43d	1	0.37mi
105 Saint Joseph St Del Rio, TX	3.0	2.0	1318	$1,600	$1.21	43d	1	0.69mi
401 Saint Joseph St Del Rio, TX	3.0	2.0	1302	$1,700	$1.31	43d	1	0.75mi
504 Avenue V Del Rio, TX	3.0	2.0	1196	$1,350	$1.13	43d	1	0.85mi
103 Summit Ave Del Rio, TX	3.0	2.0	1088	$1,250	$1.15	43d	1	1.03mi
163 Yucca St Del Rio, TX	2.0	2.0	850	$746	$0.88	43d	1	1.12mi
604 E 2nd St Del Rio, TX	2.0	1.0	1350	$1,050	$0.78	43d	1	1.16mi
603 E 8th St Del Rio, TX	2.0	2.0	1350	$1,200	$0.89	43d	1	1.40mi
104 Richards Ct Del Rio, TX	2.0	2.0	1154	$1,350	$1.17	43d	1	1.42mi

Listing history 13 events

1. 2026-06-12
   remarks 356-char remark
2. 2026-06-12
   days on marketlisting id $81,000 Active 3 DOM
3. 2026-06-09
   days on market $81,000 Active 362 DOM
4. 2026-06-08
   days on market $81,000 Active 361 DOM
5. 2026-06-07
   days on market $81,000 Active 360 DOM
6. 2026-06-05
   days on market $81,000 Active 357 DOM
7. 2026-06-03
   days on market $81,000 Active 356 DOM
8. 2026-06-02
   days on market $81,000 Active 355 DOM
9. 2026-06-01
   days on market $81,000 Active 354 DOM
10. 2026-05-31
    days on market $81,000 Active 353 DOM
11. 2026-05-30
    days on market $81,000 Active 352 DOM
12. 2026-01-16
    price $81,000 197-char remark

    Show marketing remark (197 chars)

    New Listing! Home offers 2 bedrooms, 1 full bath, in need of repairs. Includes an additional vacant lot 0.1366 acres in the rear of the house. Call listing agent for more details or to take a tour.

13. 2025-06-12
    listed $104,000 Active 197-char remark

    Show marketing remark (197 chars)

    New Listing! Home offers 2 bedrooms, 1 full bath, in need of repairs. Includes an additional vacant lot 0.1366 acres in the rear of the house. Call listing agent for more details or to take a tour.

ⓘ 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 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: $15,571
• − Mortgage interest: −$4,537
• − Property taxes: −$1,215
• − Insurance: −$405
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$2,356
• Taxable income: $4,566
• Est. tax owed @ 24.0%: −$1,096
• After-tax cash flow: $4,488/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 · 7 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements, including a new roof, exterior siding repair, and landscaping. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major roof — Shingles are visibly deteriorated and missing
• Major exterior siding — Peeling paint and exposed siding
• Major landscaping — Overgrown vegetation and unkempt yard

Value-add opportunities

• Both roof replacement — Critical safety and aesthetic issue
• Both exterior siding repair — Improves curb appeal and structural integrity
• Both landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Shingles are visibly deteriorated and missing	Major	$15,000–50,000
exterior siding · Peeling paint and exposed siding	Major	$15,000–50,000
landscaping · Overgrown vegetation and unkempt yard	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both roof replacement — Critical safety and aesthetic issue ↑
• Both exterior siding repair — Improves curb appeal and structural integrity ↑
• Both landscaping — Enhances curb appeal and property 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 — 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

-22.1% since first listed

2 events — show timeline

• 2026-01-16 Price Changed $81,000 EPBOR
• 2025-06-12 Listed $104,000 EPBOR