3509 Paradise Dr · Laredo, TX 78046

$115,000

4 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 226 Days on market

Built 2000 4,200 sqft lot ↓ 11% 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready home with 4 bedrooms & 2 baths, plus a carport, covered patio and a good size storage shed. Fully fenced with plenty of parking. Private backyard with masonry fence. New roof, new flooring and updated kitchen & baths. Located near schools & easy access to Cuatro Vientos Lp. Very well maintained. Call today for a tour!

Key facts

• Masonry fence
• Fully fenced
• Private backyard

Tags

• CARPORT
• COVERED PATIO
• STORAGE SHED
• FULLY FENCED
• PRIVATE BACKYARD
• MASONRY FENCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 485 active listings in the ZIP; 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 $795 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.29% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $5,630
• Equity at exit: $17,147

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $36,210
• Equity at exit: $9,943

Cash invested: $32,200 (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 78046

• Home prices YoY: -13.0%
• Active inventory: 485
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,488 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $381

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 69%

Sensitivity live

Price	-10% $460	-5% $420	+0% $381	+5% $341	+10% $301
Rent	-10% $263	-5% $322	+0% $381	+5% $439	+10% $498
Rate	-1.0pp $439	-0.5pp $410	base $381	+0.5pp $351	+1.0pp $321

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $115,000 Active 226 DOM
2. 2026-06-19
   days on market $115,000 Active 224 DOM
3. 2026-06-18
   days on market $115,000 Active 223 DOM
4. 2026-06-17
   days on market $115,000 Active 222 DOM
5. 2026-06-16
   days on market $115,000 Active 221 DOM
6. 2026-06-15
   days on market $115,000 Active 220 DOM
7. 2026-06-14
   days on market $115,000 Active 218 DOM
8. 2026-06-13
   days on market $115,000 Active 217 DOM
9. 2026-06-10
   days on market $115,000 Active 215 DOM
10. 2026-06-09
    days on market $115,000 Active 214 DOM
11. 2026-06-08
    days on market $115,000 Active 213 DOM
12. 2026-06-07
    days on market $115,000 Active 212 DOM
13. 2026-06-03
    days on market $115,000 Active 208 DOM
14. 2026-06-02
    days on market $115,000 Active 207 DOM
15. 2026-06-01
    days on market $115,000 Active 206 DOM
16. 2026-05-31
    days on market $115,000 Active 205 DOM
17. 2026-05-30
    days on market $115,000 Active 204 DOM
18. 2026-03-12
    price $115,000 351-char remark

    Show marketing remark (351 chars)

    Move-in ready home with 4 bedrooms & 2 baths, plus a carport, covered patio and a good size storage shed. Fully fenced with plenty of parking. Private backyard with masonry fence. New roof, new flooring and updated kitchen & baths. Located near schools & easy access to Cuatro Vientos Lp. Very well maintained. Call today for a tour!

19. 2025-11-07
    listed $129,900 Active 351-char remark

    Show marketing remark (351 chars)

    Move-in ready home with 4 bedrooms & 2 baths, plus a carport, covered patio and a good size storage shed. Fully fenced with plenty of parking. Private backyard with masonry fence. New roof, new flooring and updated kitchen & baths. Located near schools & easy access to Cuatro Vientos Lp. Very well maintained. Call today for a tour!

ⓘ 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 6/10 Major
• 🌡 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: $17,854
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$3,345
• Taxable income: $2,910
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $3,869/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
• City population: 67,333
• Population (ZIP): 71,965

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 53% White 2%
• Hispanic origin (detail): Mexican 92%
• Foreign-born: 22% · Canada
• Languages at home: 9% English-only · Spanish 91%

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: ▼ -29.36%
• Current HPI: 196.8153
• 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

-11.5% since first listed

2 events — show timeline

• 2026-03-12 Price Changed $115,000 LAOR
• 2025-11-07 Listed $129,900 LAOR

Property tax history

-20.1%/yr

Latest (2019): $210 · -59.1% YoY. Source: county tax records.