1014 Ranchway Dr Unit A2 · Laredo, TX 78045

$1,650

3 bd · 3.0 ba · 1,344 sqft · Condo public records · 1 Days on market

Built 2012

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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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Northside condo located in a quiet community. Pet Friendly- 3 Bedroom, 3 Bath with an office/flex room and 2 assigned parking spots. Refrigerator, Stove, Washer, and Dryer included. Water included in rent!

Key facts

• Office flex room
• Northside condo
• Pet friendly

Tags

• NORTHSIDE CONDO
• QUIET COMMUNITY
• PET FRIENDLY
• OFFICE FLEX ROOM
• 2 ASSIGNED PARKING SPOTS
• REFRIGERATOR INCLUDED

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Underground utilities
• Home design: Residential condo/townhouse; 2 stories; Stucco exterior; Slab foundation
• Construction: Stucco construction; Slab foundation
• Exterior features: Level lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Range; Refrigerator; Electric water heater
• Laundry & utility: Electric water heater

🏷️ Possibly a rental listed for sale. The $1,650 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 957.9% 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: crime C-, employment D+, amenities F.
• 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.
• Zoned schools: Dr Malakoff El (math 36% / reading 43%, grade F, #1,545 of 4,322 statewide, top 38%, 526 students, 57% FRL); Elias Herrera Middle (math 32% / reading 47%, grade F, #660 of 1,662 statewide, top 41%, 1,097 students, 47% FRL); United H S (math 36% / reading 59%, grade D, #583 of 1,632 statewide, top 36%, 3,644 students, 62% FRL) — zoned schools average 55% FRL vs 72% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.7%/yr); 383 active listings in the ZIP; 36 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 $12 of loan paydown is wiped out by about $50 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 $462 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Recommended offer $1,650

Questions for the listing agent

1. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 101.25% ✓
• Cap rate: 957.85%
• Cash-on-cash: 3398.43%
• DSCR: 152.21
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 187.14×
• Total profit: $85,996
• Equity at exit: $246

10-year hold

• IRR: —
• Equity multiple: 422.29×
• Total profit: $194,636
• Equity at exit: $143

Cash invested: $462 (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: 0.1×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$9
• Tax est. 1.5%: −$2 /mo · $25/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $1,308

Break-even live

Break-even rent $14

Max offer price $1,650

Occupancy floor 17%

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: $412
• Closing costs: $50
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Monaco Blvd Unit 14 Laredo, TX	2.0	2.5	1079	$1,650	$1.53	43d	1	0.10mi
9802 Cantera Ct Unit 108A Laredo, TX	3.0	2.0	1164	$1,350	$1.16	43d	1	0.14mi
1000 Ranchway Dr #67 Laredo, TX	3.0	3.0	1406	$1,600	$1.14	43d	1	0.16mi
1752 Tiara Trl Unit 1003-J Laredo, TX	2.0	2.0	907	$1,400	$1.54	43d	1	0.19mi
1752 Tiara Trl Unit 702 Laredo, TX	2.0	2.0	913	$1,200	$1.31	43d	1	0.19mi
1752 Tiara Trl Unit 509 Laredo, TX	2.0	2.0	893	$1,275	$1.43	43d	1	0.19mi
9804 Cantera Ct #47 Laredo, TX	3.0	2.0	1232	$1,450	$1.18	43d	1	0.19mi
9653 McPherson Rd Laredo, TX	3.0	2.5	1764	$2,275	$1.29	43d	2	0.23mi
9805 Sterling Loop #201 Laredo, TX	3.0	2.0	1316	$1,600	$1.22	44d	1	0.26mi
9809 Sterling Loop #15 Laredo, TX	2.0	2.0	1012	$1,300	$1.28	43d	1	0.34mi
510 Shiloh Dr Unit 402 Laredo, TX	3.0	2.5	1355	$1,850	$1.37	43d	1	0.40mi
506 Shiloh Dr #9 Laredo, TX	3.0	2.0	1240	$1,650	$1.33	43d	1	0.46mi
8911 McPherson Rd Unit 9B Laredo, TX	2.0	2.5	1172	$1,300	$1.11	43d	1	0.54mi
8801 McPherson Rd Unit 4 B Laredo, TX	3.0	2.5	1520	$1,650	$1.09	43d	1	0.56mi
501 Shiloh Dr Unit 203 Laredo, TX	2.0	2.0	980	$1,150	$1.17	44d	1	0.58mi
423 Deer Path Loop Laredo, TX	4.0	2.5	1803	$2,300	$1.28	43d	1	0.58mi
705 Puig Dr Laredo, TX	3.0	2.0	1753	$2,200	$1.25	43d	1	0.59mi
425 Deer Path Loop Laredo, TX	3.0	2.5	1852	$3,500	$1.89	43d	1	0.59mi
10510 Sandia Dr #402 Laredo, TX	3.0	2.5	1405	$1,700	$1.21	43d	1	0.61mi
510 Deer Path Loop Laredo, TX	3.0	2.5	1852	$2,300	$1.24	43d	1	0.63mi
411 Shiloh Dr Unit 9 Laredo, TX	3.0	2.5	1750	$1,675	$0.96	43d	1	0.68mi
408 Shiloh Dr Unit 103 Laredo, TX	2.0	2.0	969	$1,200	$1.24	43d	1	0.70mi
1205 International Blvd #11 Laredo, TX	2.0	2.0	943	$1,150	$1.22	43d	1	0.76mi
2619 San Isidro Pkwy Unit 305 Laredo, TX	2.0	2.5	1306	$1,800	$1.38	43d	1	0.81mi
2619 San Isidro Pkwy Unit 606 Laredo, TX	2.0	1.5	1112	$1,900	$1.71	43d	1	0.81mi
2619 San Isidro Pkwy #603 Laredo, TX	2.0	2.5	1406	$1,750	$1.24	43d	1	0.83mi
1513 Sweden Ln Laredo, TX	3.0	2.0	1588	$1,800	$1.13	43d	1	0.84mi
2445 Monarch Dr #704 Laredo, TX	3.0	2.5	1493	$1,850	$1.24	43d	1	1.02mi
1709 Kingwood Dr Laredo, TX	3.0	2.0	1443	$1,800	$1.25	43d	1	1.15mi
1006 Laurel Dr Laredo, TX	4.0	2.0	1531	$1,600	$1.05	43d	1	1.18mi
115 Yellow Oak Ave Laredo, TX	3.0	2.0	1465	$1,400	$0.96	43d	1	1.29mi
10706 International Blvd #120 Laredo, TX	2.0	2.0	1065	$1,350	$1.27	43d	1	1.31mi
10702 Patron Loop Laredo, TX	3.0	2.0	1654	$2,250	$1.36	43d	1	1.42mi
1851 Arctic Ct Laredo, TX	3.0	2.0	1218	$1,850	$1.52	43d	1	1.42mi
9812 Caddo Loop Laredo, TX	4.0	2.5	1748	$2,250	$1.29	43d	1	1.49mi
8604 Superior Dr Laredo, TX	3.0	2.0	1216	$1,400	$1.15	43d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-16
   remarks 205-char remark
2. 2026-06-16
   listed $1,650 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,048
• − Mortgage interest: −$92
• − Property taxes: −$25
• − Insurance: −$8
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$48
• Taxable income: $16,667
• Est. tax owed @ 24.0%: −$4,000
• After-tax cash flow: $11,701/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

+3.1% since first listed

3 events — show timeline

• 2026-06-16 Listed $1,650 LAOR
• 2024-06-21 Rental Removed $1,600 LAOR
• 2024-05-22 Listed for Rent $1,600 LAOR

Property tax history

+2.6%/yr

Latest (2025): $3,477 · +9.1% YoY. Source: county tax records.