3107 Convent Ave · Laredo, TX 78040

$90,000

1 bd · 1.0 ba · 858 sqft · SingleFamily public records · 33 Days on market

Built 1965 5,750 sqft lot ↓ 9% since listing

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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 +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +6.0/10.0
• DSCR +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Great Investment opportunity!!! Three houses on the same lot. Main house is approximately 858 Sq ft (as per WCAD) with 2 detached studio apartments in the back. WCAD has both studios at a little over 500 sq ft each. Homes are being sold AS IS. Vehicles do not convey and will be removed before closing.

Key facts

• 5,750 sq ft lot
• Built 1965
• Listed 33 days

Tags

• INVESTMENT OPPORTUNITY
• THREE HOUSES ON THE SAME LOT
• DETACHED STUDIO APARTMENTS

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Underground utilities
• Home design: Single-family residence; Single story
• Construction: Wood siding; Slab foundation
• Exterior features: Chain-link fencing; Level lot

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $69 ($826/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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+.
• Laredo ISD (urban): math 21% / reading 29% proficiency, ranked #739 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 66 active listings in the ZIP; 15 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; 1,448 units permitted in Webb County in 2024 (245 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $4k appreciation (4.9% local appreciation)).
• Webb County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.10% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.99×
• Total profit: $24,831
• Equity at exit: $50,610

10-year hold

• IRR: 16.1%
• Equity multiple: 3.84×
• Total profit: $71,600
• Equity at exit: $87,023

Cash invested: $25,200 (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 78040

• Home prices YoY: 3.9%
• Active inventory: 66
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $989 high
• Mortgage (P&I): −$472
• Tax from tax record: −$203 /mo · $2,433/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $69

Break-even live

Break-even rent $902

Max offer price $90,000

Occupancy floor 88%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3801 Salinas Ave Unit 12 Laredo, TX	2.0	1.0	654	$925	$1.41	43d	1	0.42mi
1303 Philadelphia St Unit 3 Laredo, TX	1.0	1.0	554	$850	$1.53	43d	1	0.45mi
419 W Eistetter St Unit 7 Laredo, TX	2.0	1.0	756	$980	$1.30	43d	1	0.65mi
2605 Springfield Ave Unit 4 Laredo, TX	2.0	1.0	728	$850	$1.17	43d	1	1.05mi
4505 Springfield Ave Laredo, TX	1.0–3.0	1.0–2.0	740	$700	$0.95	43d	3	1.08mi
2419 Sanchez St Laredo, TX	2.0	1.0	752	$900	$1.20	43d	1	1.14mi
705 Bustamante St Unit 6 Laredo, TX	2.0	1.0	585	$850	$1.45	43d	1	1.15mi
1319 Stone Ave Laredo, TX	2.0	1.0	918	$1,250	$1.36	43d	1	1.15mi
5402 Marcella Ave Unit 102A Laredo, TX	2.0	1.5	783	$1,200	$1.53	43d	1	1.42mi
5402 Marcella Ave Unit 209B Laredo, TX	2.0	1.5	754	$1,150	$1.53	43d	1	1.42mi
5402 Marcella Ave Unit 103A Laredo, TX	1.0	1.0	754	$925	$1.23	43d	1	1.42mi
5402 Marcella Ave Unit 302 A Laredo, TX	2.0	1.5	754	$1,040	$1.38	43d	1	1.44mi
5410 Marcella Ave #9 Laredo, TX	2.0	2.0	945	$1,300	$1.38	43d	1	1.46mi
5410 Marcella Ave Unit 13 Laredo, TX	2.0	2.0	945	$1,200	$1.27	43d	1	1.46mi
615 E Lane St Unit 1 Laredo, TX	2.0	1.0	650	$1,100	$1.69	43d	1	1.47mi

Listing history 4 events

1. 2026-04-24
   listed $90,000 Active 303-char remark
2. 2025-05-09
   price $90,000
3. 2025-04-16
   price $99,000
4. 2001-09-11
   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: $2,433 · $203/mo
• Projected year-2 tax: $2,433 · $203/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $11,865
• − Mortgage interest: −$5,041
• − Property taxes: −$2,433
• − Insurance: −$450
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,618
• Taxable loss: −$576
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $965/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: Laredo ISD
• NCES district ID: 4826790
• Math proficiency: 21% ▼ -34.00%
• Reading proficiency: 29% ▼ -13.00%
• Median HH income: $25,655
• Composite: 19.7/100
• National rank: #8724
• State rank: #739 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
• City population: 67,333
• Population (ZIP): 36,115

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 56% White 3%
• Hispanic origin (detail): Mexican 95%
• Foreign-born: 32% · Canada
• Languages at home: 7% English-only · Spanish 93%

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: ▲ 4.93%
• Current HPI: 133.0457
• Rent YoY: —
• Metro: —
• 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

-9.1% since first listed

5 events — show timeline

• 2026-05-29 Sold (Public Records) — Public Records
• 2026-04-24 Listed $90,000 LAOR
• 2025-05-09 Price Changed $90,000 LAOR
• 2025-04-16 Price Changed $99,000 LAOR
• 2001-09-11 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,433 · -3.4% YoY. Source: county tax records.