304 E Croydon Pl E · Laredo, TX 78045

$185,000

4 bd · 2.0 ba · 1,854 sqft · Manufactured public records · 72 Days on market

Built 1979 7,215 sqft lot $100/sqft · 34% below area Est $281k · 34% under ↓ 24% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.7/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

304 E Croydon Pl offers a functional layout with comfortable living spaces, spacious bedrooms, and a well-appointed kitchen ideal for everyday living and entertaining. Conveniently located near schools, parks, shopping, and major roadways the fou.

Key facts

• 7,215 sq ft lot
• Built 1979
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.1% in Laredo — 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 73/100 on livability (#227 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime C-, employment D+.
• United ISD (urban): math 27% / reading 38% proficiency, ranked #568 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.7%/yr); 383 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,448 units permitted in Webb County in 2024 (245 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 $6k of value loss. Plan a longer hold.
• Webb County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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: 1.17% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (median comp): $280,969
• List price: $185,000
• Delta: -34.16%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.7% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,604
• Equity at exit: $27,584

10-year hold

• IRR: 12.5%
• Equity multiple: 2.07×
• Total profit: $55,376
• Equity at exit: $15,995

Cash invested: $51,800 (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 78045

• Home prices YoY: -34.5%
• Rents YoY: 4.7%
• Active inventory: 383
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,157 high
• Mortgage (P&I): −$970
• Tax from tax record: −$205 /mo · $2,456/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $452

Break-even live

Break-even rent $1,585

Max offer price $185,000

Occupancy floor 74%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9310 Albany Dr #2 Laredo, TX	5.0	3.0	2400	$1,995	$0.83	44d	1	0.16mi
9812 Caddo Loop Laredo, TX	4.0	2.5	1748	$2,250	$1.29	44d	1	0.59mi
1416 Roadrunner Laredo, TX	3.0	2.0	1366	$1,500	$1.10	44d	1	0.97mi
139 Niagara Dr #139 Laredo, TX	3.0	2.5	1529	$1,800	$1.18	44d	1	1.07mi
11119 Paso de Jacinto Loop Laredo, TX	3.0	2.0	1374	$1,800	$1.31	44d	1	1.08mi
510 Deer Path Loop Laredo, TX	3.0	2.5	1852	$2,300	$1.24	44d	1	1.28mi
425 Deer Path Loop Laredo, TX	3.0	2.5	1852	$3,500	$1.89	44d	1	1.32mi
423 Deer Path Loop Laredo, TX	4.0	2.5	1803	$2,300	$1.28	44d	1	1.33mi
202 Deer Path Loop Laredo, TX	3.0	2.5	1912	$2,300	$1.20	44d	1	1.36mi
411 Shiloh Dr Unit 9 Laredo, TX	3.0	2.5	1750	$1,675	$0.96	44d	1	1.39mi
305 Deer Path Loop Laredo, TX	3.0	2.5	2019	$3,500	$1.73	44d	1	1.42mi
11104 Santillana Loop Laredo, TX	3.0	2.0	1555	$2,300	$1.48	44d	1	1.42mi
100 W Village Blvd #13 Laredo, TX	3.0	2.5	1647	$1,575	$0.96	44d	1	1.48mi

Listing history 25 events

1. 2026-06-19
   days on market $185,000 Active 72 DOM
2. 2026-06-18
   days on market $185,000 Active 71 DOM
3. 2026-06-17
   days on market $185,000 Active 70 DOM
4. 2026-06-16
   days on market $185,000 Active 69 DOM
5. 2026-06-15
   days on market $185,000 Active 68 DOM
6. 2026-06-14
   days on market $185,000 Active 66 DOM
7. 2026-06-13
   days on market $185,000 Active 65 DOM
8. 2026-06-10
   days on market $185,000 Active 63 DOM
9. 2026-06-09
   days on market $185,000 Active 62 DOM
10. 2026-06-08
    days on market $185,000 Active 61 DOM
11. 2026-06-07
    days on market $185,000 Active 60 DOM
12. 2026-06-03
    days on market $185,000 Active 56 DOM
13. 2026-06-02
    days on market $185,000 Active 55 DOM
14. 2026-06-01
    days on market $185,000 Active 54 DOM
15. 2026-05-31
    days on market $185,000 Active 53 DOM
16. 2026-05-30
    days on market $185,000 Active 52 DOM
17. 2026-05-19
    price $185,000 247-char remark

    Show marketing remark (247 chars)

    304 E Croydon Pl offers a functional layout with comfortable living spaces, spacious bedrooms, and a well-appointed kitchen ideal for everyday living and entertaining. Conveniently located near schools, parks, shopping, and major roadways the fou.

18. 2026-04-19
    price $189,000 247-char remark

    Show marketing remark (247 chars)

    304 E Croydon Pl offers a functional layout with comfortable living spaces, spacious bedrooms, and a well-appointed kitchen ideal for everyday living and entertaining. Conveniently located near schools, parks, shopping, and major roadways the fou.

19. 2026-04-08
    listed $190,000 Active 247-char remark

    Show marketing remark (247 chars)

    304 E Croydon Pl offers a functional layout with comfortable living spaces, spacious bedrooms, and a well-appointed kitchen ideal for everyday living and entertaining. Conveniently located near schools, parks, shopping, and major roadways the fou.

20. 2023-07-01
    price $195,134
21. 2023-06-06
    price $206,479
22. 2023-04-13
    price $226,900
23. 2023-02-15
    listed $245,000 Active
24. 2018-09-17
    soldstatus
25. 2002-06-28
    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: $2,456 · $205/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$930/yr (+$77/mo · 37.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,888
• − Mortgage interest: −$10,363
• − Property taxes: −$2,456
• − Insurance: −$925
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$5,382
• Taxable income: $2,620
• Est. tax owed @ 24.0%: −$629
• After-tax cash flow: $4,800/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: United ISD
• NCES district ID: 4843650
• Math proficiency: 27% ▼ -36.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $47,780
• Composite: 28.02/100
• National rank: #6848
• State rank: #568 of 826 in TX

Livability — Laredo

• Score: 73/100
• State rank: #227
• US rank: #5399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laredo, TX
• County: Webb County · 67,333 people
• City population: 67,333
• Metro: Laredo, TX
• Population (ZIP): 67,333
• Household income: $90,608
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1042.0

Population outlook (Webb County) Hauer SSP2

• Today (2025): 301,387 people
• By 2030: 316,307 · +5.0%
• By 2040: 345,636 · +14.7%
• By 2050: 370,647 · +23.0%
• By 2075: 413,907 · +37.3%
• By 2100: 416,458 · +38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 50% White 5%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 26% · Canada
• Languages at home: 16% English-only · Spanish 82%

Political lean MEDSL · Webb

• 2024 margin: Toss-up / Even · D 48.5% · R 50.7%
• 2008→2024 swing: -45.6pp toward R · 2008: 43.4pp · 2024: -2.2pp
• All cycles: 2024: R+2.2 2020: D+23.3 2016: D+51.6 2012: D+54.0 2008: D+43.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.24%
• Current HPI: 167.3597
• Rent YoY: ▲ 4.70%
• Metro: Laredo, 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

-24.5% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $185,000 LAOR
• 2026-04-19 Price Changed $189,000 LAOR
• 2026-04-08 Listed $190,000 LAOR
• 2023-07-01 Price Changed $195,134 LAOR
• 2023-06-06 Price Changed $206,479 LAOR
• 2023-04-13 Price Changed $226,900 LAOR
• 2023-02-15 Listed $245,000 LAOR
• 2018-09-17 Sold (Public Records) — Public Records
• 2002-06-28 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,456 · -8.3% YoY. Source: county tax records.