10348 Hwy 90 W · Del Rio, TX 78840

$63,000

2 bd · 1.0 ba · 644 sqft · Manufactured · 7 Days on market

Built 2014 Poor condition

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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
• Schools +2.4/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the allure of lakeside living in this charming manufactured home nestled in the heart of American Campground, just across from the picturesque Lake Amistad. This well-maintained property boasts a covered parking space and an enclosed patio, creating the perfect setting for leisurely morning coffees. Featuring 2 bedrooms and 2 bathrooms in impeccable condition, this home is ideal for both fishing enthusiasts and lake lovers alike. Its prime location offers convenient access to the tranquil waters of Lake Amistad, making it a haven for those seeking a serene lakeside lifestyle. Enjoy the additional perks of on-site amenities, including a refreshing pool and clubhouse, enhancing the overall appeal of this delightful lakeside retreat.

Key facts

• Quiet and secluded
• Great views
• Well maintained

Tags

• WELL MAINTAINED
• QUIET AND SECLUDED
• GREAT VIEWS
• COVERED TWO-BAY CARPORT
• THREE STORE ROOMS

Property features AI

Finance

• HOA & community: Community clubhouse; Community pool

Exterior

• Parking: 2-car garage
• Utilities: Septic tank
• Home design: Residential mobile home
• Construction: Metal roof
• Exterior features: Deck; Patio; Located on a cul-de-sac

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Cooling via ceiling fan(s)
• Interior features: Ceiling fan(s); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $63k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).

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: Buena Vista El (math 30% / reading 38%, grade F, #2,149 of 4,322 statewide, top 50%, 792 students, 57% FRL).
• 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 $436 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,000

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: 1.68% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.18%
• DSCR: 2.21
• GRM: 5.0

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: 19.5%
• Equity multiple: 1.78×
• Total profit: $13,735
• Equity at exit: $9,394

10-year hold

• IRR: 26.8%
• Equity multiple: 3.20×
• Total profit: $38,735
• Equity at exit: $5,447

Cash invested: $17,640 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$330
• Tax est. 1.5%: −$79 /mo · $945/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $400

Break-even live

Break-even rent $551

Max offer price $63,000

Occupancy floor 57%

Sensitivity live

Price	-10% $443	-5% $421	+0% $400	+5% $378	+10% $356
Rent	-10% $316	-5% $358	+0% $400	+5% $441	+10% $483
Rate	-1.0pp $431	-0.5pp $416	base $400	+0.5pp $383	+1.0pp $367

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-12
   days on market $63,000 Active 7 DOM
2. 2026-06-09
   days on market $63,000 Active 4 DOM
3. 2026-06-08
   days on market $63,000 Active 3 DOM
4. 2026-06-07
   remarks 560-char remark
5. 2026-06-07
   listed $63,000 Active 2 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $12,683
• − Mortgage interest: −$3,529
• − Property taxes: −$945
• − Insurance: −$315
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$1,833
• Taxable income: $4,032
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $3,827/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 · 1 photo

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and updates to its exterior, interior, and systems, significantly impacting its value. Immediate action is needed to address the poor condition and improve its resale and rental potential.

Repairs flagged

• Major exterior siding — Weathered and aged appearance
• Major roof — Aged appearance
• Major interior walls/paint — No visible interior, likely bare or in poor condition
• Major bathrooms — No visible bathrooms, likely in poor condition
• Major kitchen — No visible kitchen, likely in poor condition
• Major HVAC/mechanicals — No visible HVAC/mechanicals, likely in poor condition
• Major windows — No visible windows, likely in poor condition
• Major foundation/structure — No visible foundation/structure, likely in poor condition

Value-add opportunities

• Both exterior siding and roof repair — Improves curb appeal and functionality
• Both interior paint and updates — Enhances living space and rental appeal
• Both HVAC and mechanical updates — Improves comfort and energy efficiency
• Both window repairs or replacements — Enhances natural light and security

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered and aged appearance	Major	$15,000–50,000
roof · Aged appearance	Major	$15,000–50,000
interior walls/paint · No visible interior, likely bare or in poor condition	Major	$15,000–50,000
bathrooms · No visible bathrooms, likely in poor condition	Major	$15,000–50,000
kitchen · No visible kitchen, likely in poor condition	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals, likely in poor condition	Major	$15,000–50,000
windows · No visible windows, likely in poor condition	Major	$15,000–50,000
foundation/structure · No visible foundation/structure, likely in poor condition	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves curb appeal and functionality ↑
• Both interior paint and updates — Enhances living space and rental appeal ↑
• Both HVAC and mechanical updates — Improves comfort and energy efficiency ↑
• Both window repairs or replacements — Enhances natural light and security ↑

ⓘ 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

+37.0% since first listed

10 events — show timeline

• 2026-06-05 Listed $63,000 DRBORMLS
• 2026-01-28 Sold (MLS) — DRBORMLS
• 2026-01-03 Pending — DRBORMLS
• 2025-11-10 Listed $40,000 DRBORMLS
• 2025-10-15 Sold (MLS) — DRBORMLS
• 2025-09-25 Pending — DRBORMLS
• 2025-07-30 Price Changed $40,000 DRBORMLS
• 2025-07-08 Price Changed $38,000 DRBORMLS
• 2025-04-22 Listed $45,000 DRBORMLS
• 2025-04-01 Listed $46,000 DRBORMLS