701 E 6th St · Del Rio, TX 78840

$259,900

10 bd · 1.0 ba · 4,358 sqft · MultiFamily public records · 154 Days on market

Built 1998 9,148 sqft lot ↓ 4% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks MLS

Unlock the potential of 701 E 6th Street, A versatile 5-unit property designed to generate consistent income for its next owner! Perfectly positioned on a corner lot near Avenue G and Veterans Blvd, this property offers excellent visibility and accessibility in a prime location. Whether you're a seasoned investor or aspiring landlord, this multi-unit gem is a fantastic opportunity to grow your portfolio. Don't miss out-turn your real estate goals into reality with this income-producing property! Main house has 4bedrooms 3 full baths, Three apartments are 2 bedrooms & 1 is 1 bedroom unit, some of them are recently remodeled.

Key facts

• Excellent visibility
• Recently remodeled
• Income producing

Tags

• CORNER LOT
• EXCELLENT VISIBILITY
• PRIME LOCATION
• INCOME PRODUCING
• RECENTLY REMODELED

What this means for you Summary

Snapshot

• This is a 4×2bd/1ba + 1×1bd/1ba units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $409/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $260k).
• Recommended offer: $229k (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).
• At $5,390/mo this rent would consume 98% of the median local household income ($66k/yr) (locally 1111% 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 $2k of loan paydown is wiped out by about $8k 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 $73k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• Climate carrying-cost: 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 $228,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.07% ✓
• Cap rate: 15.74%
• Cash-on-cash: 33.74%
• DSCR: 2.50
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.3%
• Equity multiple: 2.11×
• Total profit: $80,774
• Equity at exit: $38,752

10-year hold

• IRR: 33.9%
• Equity multiple: 3.87×
• Total profit: $208,598
• Equity at exit: $22,471

Cash invested: $72,772 (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: 19.8×

Monthly cashflow live

• Estimated rent: $5,390 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$741 /mo · $8,892/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,132
• Net cashflow: $2,046

Break-even live

Break-even rent $2,800

Max offer price $259,900

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,376
1× unit	1	1	$1,014
Total (5 units)			$5,390

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $259,900 Active 154 DOM
2. 2026-06-18
   days on market $259,900 Active 153 DOM
3. 2026-06-17
   days on market $259,900 Active 152 DOM
4. 2026-06-16
   days on market $259,900 Active 151 DOM
5. 2026-06-15
   days on market $259,900 Active 150 DOM
6. 2026-06-14
   days on market $259,900 Active 148 DOM
7. 2026-06-12
   days on market $259,900 Active 147 DOM
8. 2026-06-09
   days on market $259,900 Active 144 DOM
9. 2026-06-08
   days on market $259,900 Active 143 DOM
10. 2026-06-07
    days on market $259,900 Active 142 DOM
11. 2026-06-05
    days on market $259,900 Active 139 DOM
12. 2026-06-03
    days on market $259,900 Active 138 DOM
13. 2026-06-02
    days on market $259,900 Active 137 DOM
14. 2026-06-01
    days on market $259,900 Active 136 DOM
15. 2026-05-31
    days on market $259,900 Active 135 DOM
16. 2026-05-30
    days on market $259,900 Active 134 DOM
17. 2026-03-18
    price $259,900 637-char remark

    Show marketing remark (637 chars)

    Unlock the potential of 701 E 6th Street, A versatile 5-unit property designed to generate consistent income for its next owner! Perfectly positioned on a corner lot near Avenue G and Veterans Blvd, this property offers excellent visibility and accessibility in a prime location. Whether you're a seasoned investor or aspiring landlord, this multi-unit gem is a fantastic opportunity to grow your portfolio. Don't miss out-turn your real estate goals into reality with this income-producing property! Main house has 4bedrooms 3 full baths, Three apartments are 2 bedrooms & 1 is 1 bedroom unit, some of them are recently remodeled.

18. 2026-01-16
    listed $299,900 Active 637-char remark

    Show marketing remark (637 chars)

    Unlock the potential of 701 E 6th Street, A versatile 5-unit property designed to generate consistent income for its next owner! Perfectly positioned on a corner lot near Avenue G and Veterans Blvd, this property offers excellent visibility and accessibility in a prime location. Whether you're a seasoned investor or aspiring landlord, this multi-unit gem is a fantastic opportunity to grow your portfolio. Don't miss out-turn your real estate goals into reality with this income-producing property! Main house has 4bedrooms 3 full baths, Three apartments are 2 bedrooms & 1 is 1 bedroom unit, some of them are recently remodeled.

19. 2025-10-04
    price $299,900
20. 2025-08-04
    listed $320,000 Active
21. 2025-07-02
    price $320,000
22. 2025-01-14
    listed $339,000 Active
23. 2024-07-06
    listed $355,000 Active
24. 2022-08-17
    soldstatus
25. 2022-08-17
    soldstatus
26. 2022-05-17
    listed $269,900
27. 2021-06-14
    listed $269,900
28. 2020-09-29
    listed $269,900

ⓘ 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: $8,892 · $741/mo
• Projected year-2 tax: $8,892 · $741/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $64,680
• − Mortgage interest: −$14,558
• − Property taxes: −$8,892
• − Insurance: −$1,300
• − Repairs & maintenance: −$5,174
• − Management: −$5,174
• − Depreciation: −$7,561
• Taxable income: $22,021
• Est. tax owed @ 24.0%: −$5,285
• After-tax cash flow: $19,266/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

-3.7% since first listed

12 events — show timeline

• 2026-03-18 Price Changed $259,900 DRBORMLS
• 2026-01-16 Listed $299,900 DRBORMLS
• 2025-10-04 Price Changed $299,900 DRBORMLS
• 2025-08-04 Listed $320,000 DRBORMLS
• 2025-07-02 Price Changed $320,000 DRBORMLS
• 2025-01-14 Listed $339,000 DRBORMLS
• 2024-07-06 Listed $355,000 DRBORMLS
• 2022-08-17 Sold (Public Records) — Public Records
• 2022-08-17 Sold (MLS) — DRBORMLS
• 2022-05-17 Listed $269,900 DRBORMLS
• 2021-06-14 Listed $269,900 DRBORMLS
• 2020-09-29 Listed $269,900 DRBORMLS

Property tax history

+6.6%/yr

Latest (2025): $8,892 · +0.6% YoY. Source: county tax records.