211 E Canal St · Del Rio, TX 78840

$169,000

6 bd · 1.0 ba · 793 sqft · SingleFamily public records · 184 Days on market

Built 1940 9,583 sqft lot $213/sqft · 167% above area Est $194k · 13% under

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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 +17.5/30.0
• ARV discount +13.4/15.0
• DSCR +5.5/10.0
• 1% rule +4.3/10.0
• 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

This commercial property offers incredible potential for the buyer with vision and creativity. Featuring a total of five apartment units and the possibility of conversion for commercial use, this property is perfect for an investor or business owner ready to renovate and customize to their needs. With the time and imagination, this space can be transformed into a strong income-producing property. The seller is open to negotiations, making this a great opportunity to add value. Located in historic downtown, the property is within walking distance of the Museum, Val Verde Winery, and other high-traffic attractions that draw both locals and visitors alike. Don’t miss the chance to turn this promising property into something truly special.

Key facts

• Historic downtown
• Five apartment units
• 9,583 sq ft lot

Tags

• FIVE APARTMENT UNITS
• POSSIBILITY OF CONVERSION
• HISTORIC DOWNTOWN
• WALKING DISTANCE OF THE MUSEUM

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (7.3% below list).
• Recommended offer: $149k (12.0% 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; 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 $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 184 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 0.93% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

• ARV (median comp): $194,392
• List price: $169,000
• Delta: -13.06%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.7%
• Equity multiple: 0.55×
• Total profit: $-21,379
• Equity at exit: $25,198

10-year hold

• IRR: -5.9%
• Equity multiple: 0.64×
• Total profit: $-16,996
• Equity at exit: $14,612

Cash invested: $47,320 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $130

Break-even live

Break-even rent $1,402

Max offer price $169,000

Occupancy floor 87%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $169,000 Active 184 DOM
2. 2026-06-18
   days on market $169,000 Active 183 DOM
3. 2026-06-17
   days on market $169,000 Active 182 DOM
4. 2026-06-16
   days on market $169,000 Active 181 DOM
5. 2026-06-15
   days on market $169,000 Active 180 DOM
6. 2026-06-14
   days on market $169,000 Active 178 DOM
7. 2026-06-12
   days on market $169,000 Active 177 DOM
8. 2026-06-09
   days on market $169,000 Active 174 DOM
9. 2026-06-08
   days on market $169,000 Active 173 DOM
10. 2026-06-07
    days on market $169,000 Active 172 DOM
11. 2026-06-05
    days on market $169,000 Active 169 DOM
12. 2026-06-03
    days on market $169,000 Active 168 DOM
13. 2026-06-02
    days on market $169,000 Active 167 DOM
14. 2026-06-01
    days on market $169,000 Active 166 DOM
15. 2026-05-31
    days on market $169,000 Active 165 DOM
16. 2026-05-30
    days on market $169,000 Active 164 DOM
17. 2025-12-17
    listed $169,000 Active 751-char remark

    Show marketing remark (751 chars)

    This commercial property offers incredible potential for the buyer with vision and creativity. Featuring a total of five apartment units and the possibility of conversion for commercial use, this property is perfect for an investor or business owner ready to renovate and customize to their needs. With the time and imagination, this space can be transformed into a strong income-producing property. The seller is open to negotiations, making this a great opportunity to add value. Located in historic downtown, the property is within walking distance of the Museum, Val Verde Winery, and other high-traffic attractions that draw both locals and visitors alike. Don’t miss the chance to turn this promising property into something truly special.

18. 2016-11-02
    soldstatus 84-char remark

    Show marketing remark (84 chars)

    Priced to sell - 4 Rental Units: Property Generates a little over $750.00 per month.

19. 2016-11-02
    soldstatus

    Show marketing remark (84 chars)

    Priced to sell - 4 Rental Units: Property Generates a little over $750.00 per month.

20. 2015-08-14
    listed $55,000 84-char remark

    Show marketing remark (84 chars)

    Priced to sell - 4 Rental Units: Property Generates a little over $750.00 per month.

21. 2004-11-12
    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: $1,807 · $151/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$1,286/yr (+$107/mo · 71.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $18,792
• − Mortgage interest: −$9,467
• − Property taxes: −$1,807
• − Insurance: −$845
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$4,916
• Taxable loss: −$1,250
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $1,859/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

+207.3% since first listed

5 events — show timeline

• 2025-12-17 Listed $169,000 DRBORMLS
• 2016-11-02 Sold (Public Records) — Public Records
• 2016-11-02 Sold (MLS) — DRBORMLS
• 2015-08-14 Listed $55,000 DRBORMLS
• 2004-11-12 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,807 · +0.6% YoY. Source: county tax records.