391 Riverside Dr · Rosita, TX 78852

$160,000

2 bd · 2.0 ba · 880 sqft · MultiFamily · 11 Days on market

Built 2019 3,606 sqft lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Original MLS#: 83092; Age Range: 6-10 Yrs; Apx Bsmt SqFt: 0; Apx Lot Size SqFt: 12460.00; Family Room/Den: Hard Surface; Living Room: Hard Surface; Misc Exterior: Fenced; Qualify: No

Key facts

• Hard surface
• Fenced
• 3,606 sq ft lot

Tags

• HARD SURFACE
• FENCED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.1% vs local median 2.6% in Rosita — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#1,119 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Eagle Pass ISD (town): math 15% / reading 28% proficiency, ranked #774 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 461 active listings in the ZIP; 66 units permitted in Maverick County in 2024 (0 in 5+ unit buildings).
• At $1,879/mo this rent would consume 45% of the median local household income ($50k/yr) (locally 822% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Maverick County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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.

Recommended offer $160,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.14%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,780
• Equity at exit: $23,857

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $29,622
• Equity at exit: $13,834

Cash invested: $44,800 (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 78852

• Home prices YoY: -27.5%
• Active inventory: 461
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $379

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 75%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,878
Total (2 units)			$1,879

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $160,000 Active 11 DOM
2. 2026-06-18
   days on market $160,000 Active 10 DOM
3. 2026-06-17
   days on market $160,000 Active 9 DOM
4. 2026-06-16
   days on market $160,000 Active 8 DOM
5. 2026-06-15
   days on market $160,000 Active 7 DOM
6. 2026-06-14
   days on market $160,000 Active 5 DOM
7. 2026-06-13
   days on market $160,000 Active 4 DOM
8. 2026-06-10
   days on market $160,000 Active 2 DOM
9. 2026-06-09
   remarks 182-char remark
10. 2026-06-09
    days on marketlisting id $160,000 Active 1 DOM
11. 2026-06-08
    days on market $160,000 Active 118 DOM
12. 2026-06-07
    days on market $160,000 Active 117 DOM
13. 2026-06-05
    days on market $160,000 Active 114 DOM
14. 2026-06-02
    days on market $160,000 Active 112 DOM
15. 2026-06-01
    days on market $160,000 Active 111 DOM
16. 2026-05-31
    days on market $160,000 Active 110 DOM
17. 2026-05-30
    days on market $160,000 Active 109 DOM
18. 2025-06-13
    listed $199,000 Active
19. 2025-06-13
    listed $160,000 Active
20. 2023-08-30
    soldstatus
21. 2015-12-15
    soldstatus
22. 2014-03-16
    listed $40,000

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

Taxation est. · year 1

• Rental income: $22,548
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$4,655
• Taxable income: $2,123
• Est. tax owed @ 24.0%: −$510
• After-tax cash flow: $4,035/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: Eagle Pass ISD
• NCES district ID: 4817730
• Math proficiency: 15% ▼ -41.00%
• Reading proficiency: 28% ▼ -18.00%
• Median HH income: $32,967
• Composite: 17.48/100
• National rank: #9057
• State rank: #774 of 826 in TX

Livability — Rosita

• Score: 59/100
• State rank: #1119
• US rank: #19773

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosita, TX
• County: Maverick County · 57,434 people
• Metro: Eagle Pass, TX
• Population (ZIP): 57,434
• Household income: $49,954
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 822.0

Population outlook (Maverick County) Hauer SSP2

• Today (2025): 62,919 people
• By 2030: 65,440 · +4.0%
• By 2040: 70,229 · +11.6%
• By 2050: 74,218 · +18.0%
• By 2075: 80,765 · +28.4%
• By 2100: 76,268 · +21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 53% White 3% Native American 2%
• Hispanic origin (detail): Mexican 91% Puerto Rican 1%
• Foreign-born: 30% · Canada
• Languages at home: 11% English-only · Spanish 88%

Political lean MEDSL · Maverick

• 2024 margin: R (+18.5) · D 40.5% · R 59.0%
• 2008→2024 swing: -75.5pp toward R · 2008: 57.0pp · 2024: -18.5pp
• All cycles: 2024: R+18.5 2020: D+9.4 2016: D+55.8 2012: D+58.0 2008: D+57.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.62%
• Current HPI: 172.9298
• Rent YoY: —
• Metro: Eagle Pass, 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

+300.0% since first listed

5 events — show timeline

• 2025-06-13 Listed $160,000 EPBOR
• 2025-06-13 Listed $199,000 EPBOR
• 2023-08-30 Sold (Public Records) — Public Records
• 2015-12-15 Sold (MLS) — EPBOR
• 2014-03-16 Listed $40,000 EPBOR

Property tax history

+5.9%/yr

Latest (2025): $138 · +7.5% YoY. Source: county tax records.