805 Armadillo St #0 · Laredo, TX 78041

$220,000

3 bd · 2.5 ba · 707 sqft · SingleFamily public records · 53 Days on market

Built 1981 3,775 sqft lot $311/sqft · 46% above area Est $313k · 30% under

---

Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Cash flow +5.9/30.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained townhome features 3 bedrooms, 2.5 baths, laundry room, two space carport.

Key facts

• 3,775 sq ft lot
• Built 1981
• Listed 52 days

Property features AI

Exterior

• Parking: Concrete parking
• Security: Smoke detector(s)
• Utilities: Public water; Underground utilities
• Home design: Condo/Townhouse; 2 stories; Residential property; Located in North View Condos subdivision
• Construction: Brick veneer construction; Slab foundation
• Exterior features: Level lot

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater; Tile flooring; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-433 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (34.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (39.3% below list).
• Recommended offer: $133k (39.3% below list) — sets the bar for 1% rule.

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: 124 active listings in the ZIP; 6 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,491 (39.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.61% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.43%
• DSCR: 0.62
• GRM: 13.7

CMA / ARV

• ARV (median comp): $313,052
• List price: $220,000
• Delta: -29.72%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -31.2%
• Equity multiple: -0.03×
• Total profit: $-63,205
• Equity at exit: $32,803

10-year hold

• IRR: -34.5%
• Equity multiple: -0.47×
• Total profit: $-90,521
• Equity at exit: $19,022

Cash invested: $61,600 (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 78041

• Active inventory: 124
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$242 /mo · $2,902/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-433

Break-even live

Break-even rent $1,883

Max offer price $143,572

Occupancy floor —

Sensitivity live

Price	-10% $-308	-5% $-370	+0% $-433	+5% $-495	+10% $-557
Rent	-10% $-538	-5% $-485	+0% $-433	+5% $-380	+10% $-327
Rate	-1.0pp $-322	-0.5pp $-377	base $-433	+0.5pp $-490	+1.0pp $-548

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7608 Rocio Dr Unit 16 Laredo, TX	2.0	2.0	484	$1,350	$2.79	44d	1	0.48mi
104 Belaire Dr Unit 9 Laredo, TX	2.0	2.0	735	$1,000	$1.36	44d	1	0.66mi
7550 Country Club Dr Laredo, TX	1.0–3.0	1.0–2.0	826	$1,760	$2.13	44d	23	0.82mi
1616 Calle del Norte Laredo, TX	1.0–2.0	1.0	755	$950	$1.26	44d	1	1.01mi
7402 Springfield Ave Laredo, TX	1.0–2.0	1.0–2.0	887	$1,646	$1.86	44d	13	1.11mi
6718 Springfield Ave Laredo, TX	1.0–3.0	1.0–2.5	967	$1,630	$1.68	44d	13	1.37mi

Listing history 17 events

1. 2026-06-19
   days on market $220,000 Active 53 DOM
2. 2026-06-18
   days on market $220,000 Active 52 DOM
3. 2026-06-17
   days on market $220,000 Active 51 DOM
4. 2026-06-16
   days on market $220,000 Active 50 DOM
5. 2026-06-15
   days on market $220,000 Active 49 DOM
6. 2026-06-14
   days on market $220,000 Active 47 DOM
7. 2026-06-13
   days on market $220,000 Active 46 DOM
8. 2026-06-10
   days on market $220,000 Active 44 DOM
9. 2026-06-09
   days on market $220,000 Active 43 DOM
10. 2026-06-08
    days on market $220,000 Active 42 DOM
11. 2026-06-07
    days on market $220,000 Active 41 DOM
12. 2026-06-03
    days on market $220,000 Active 37 DOM
13. 2026-06-02
    days on market $220,000 Active 36 DOM
14. 2026-06-01
    days on market $220,000 Active 35 DOM
15. 2026-05-31
    days on market $220,000 Active 34 DOM
16. 2026-05-30
    days on market $220,000 Active 33 DOM
17. 2026-04-27
    listed $220,000 Active 89-char remark

ⓘ 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: $2,902 · $242/mo
• Projected year-2 tax: $4,026 · $336/mo
• Expected delta: +$1,124/yr (+$94/mo · 38.7%)

ⓘ 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 · 22 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: $16,019
• − Mortgage interest: −$12,323
• − Property taxes: −$2,902
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$6,400
• Taxable loss: −$9,270
• Est. tax savings @ 24.0%: +$2,225
• After-tax cash flow: $-2,967/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): 47,089

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 52% White 5% Asian 1%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 24% · Canada, South Korea
• Languages at home: 14% English-only · Spanish 85%

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: ▼ -188.15%
• Current HPI: 162.152
• 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

1 event — show timeline

• 2026-04-27 Listed $220,000 LAOR

Property tax history

-0.3%/yr

Latest (2025): $2,902 · -6.6% YoY. Source: county tax records.