706 E 12th St · Del Rio, TX 78840

$175,000

4 bd · 1.0 ba · 1,315 sqft · SingleFamily public records · 3 Days on market

Built 1960

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• 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

Great opportunity to own this charming 4-bedroom, 2-bath home for only $175,000! This property features a brand-new A/C unit, providing comfort and peace of mind for the new owners. Whether you’re a first-time homebuyer, looking to upgrade, or searching for an investment property, this home offers incredible value at an affordable price. Don’t miss your chance to make it yours. A home at this price will not stay on the market long! Schedule your private showing today before it’s gone!

Key facts

• Brand-new a/c unit
• Garage
• Built 1960

Tags

• BRAND-NEW A/C UNIT

Property features AI

Exterior

• Parking: Garage with space for 1 car
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property type
• Construction: Brick construction; Slab foundation
• Exterior features: Chain link fencing; Composition roof

Interior

• Kitchen: Electric range
• Flooring: Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Ceiling fan(s) for cooling
• Interior features: Electric water heater; Smoke detectors

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $54 ($647/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 $160k (8.7% below list).
• Recommended offer: $160k (8.7% below list) — sets the bar for 1% rule.

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+, amenities F.
• 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.
• Zoned schools: North Heights El (math 21% / reading 30%, grade F, #2,982 of 4,322 statewide, top 70%, 539 students, 83% FRL); Del Rio Middle (math 26% / reading 43%, grade F, #858 of 1,662 statewide, top 54%, 1,478 students, 74% FRL); Del Rio H S (math 27% / reading 30%, grade F, #1,157 of 1,632 statewide, top 72%, 2,470 students, 65% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 549 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $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

• 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,817 (8.7% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 9.1

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-27,199
• Equity at exit: $26,093

10-year hold

• IRR: -10.1%
• Equity multiple: 0.42×
• Total profit: $-28,328
• Equity at exit: $15,131

Cash invested: $49,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,598 high
• Mortgage (P&I): −$918
• Tax from tax record: −$218 /mo · $2,616/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $54

Break-even live

Break-even rent $1,530

Max offer price $175,000

Occupancy floor 92%

Sensitivity live

Price	-10% $153	-5% $103	+0% $54	+5% $4	+10% $-45
Rent	-10% $-72	-5% $-9	+0% $54	+5% $117	+10% $180
Rate	-1.0pp $142	-0.5pp $98	base $54	+0.5pp $9	+1.0pp $-38

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	45d	1	0.64mi
224 Highland St Del Rio, TX	4.0	2.0	1751	$1,250	$0.71	45d	1	0.69mi
405 N Bedell Ave Del Rio, TX	2.0–3.0	1.0–2.0	940	$1,050	$1.12	45d	4	0.77mi
105 Margaret Ln Del Rio, TX	3.0	3.0	1613	$1,650	$1.02	45d	1	0.79mi
100 Royal Way Dr Del Rio, TX	3.0	2.0	1465	$1,200	$0.82	45d	1	0.86mi
410 Pulliam St Del Rio, TX	3.0	2.0	1700	$1,800	$1.06	45d	1	1.21mi
504 Avenue V Del Rio, TX	3.0	2.0	1196	$1,350	$1.13	45d	1	1.31mi
105 Rockwell Way Unit 3 Del Rio, TX	3.0	2.0	1100	$925	$0.84	45d	1	1.37mi

Listing history 6 events

1. 2026-06-19
   days on market $175,000 Active 3 DOM
2. 2026-06-18
   remarks 490-char remark
3. 2026-06-18
   price $175,000 Active 2 DOM
4. 2026-06-18
   days on market $159,000 Active 2 DOM
5. 2026-06-17
   remarks 485-char remark
6. 2026-06-17
   listed $159,000 Active 1 DOM

ⓘ 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: $2,616 · $218/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$586/yr (+$49/mo · 22.4%)

ⓘ 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: $19,178
• − Mortgage interest: −$9,803
• − Property taxes: −$2,616
• − Insurance: −$875
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$5,091
• Taxable loss: −$2,275
• Est. tax savings @ 24.0%: +$546
• After-tax cash flow: $1,193/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

4 events — show timeline

• 2026-06-16 Listed $159,000 DRBORMLS
• 2022-07-15 Sold (Public Records) — Public Records
• 2017-03-07 Sold (Public Records) — Public Records
• 2008-07-10 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,616 · +0.6% YoY. Source: county tax records.