2529 Sabana Ln · Laredo, TX 78046

$182,900

4 bd · 2.0 ba · 1,455 sqft · SingleFamily public records · 26 Days on market

Built 2021 4,635 sqft lot $126/sqft · 5% below area Est $194k · 5% under ↓ 17% since listing

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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 +11.8/30.0
• ARV discount +10.0/15.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 4 Bedrooms house, granite counters, near schools and restaurants.

Key facts

• 4,635 sq ft lot
• Built 2021
• Listed 25 days

Property features AI

Finance

• Other: Located in the Eleden subdivision

Exterior

• Parking: Concrete parking
• Security: Smoke detectors
• Utilities: Public water; Underground utilities
• Home design: Single-family residence; One story
• Construction: Stucco exterior; Slab foundation
• Exterior features: Patio; Level lot

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closets; Tile flooring; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $-50 ($-605/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (9.0% below list).
• Recommended offer: $166k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Veterans Memorial El (math 21% / reading 27%, grade F, #3,221 of 4,322 statewide, top 75%, 779 students, 92% FRL); Lamar Bruni Vergara Middle (math 18% / reading 29%, grade F, #1,317 of 1,662 statewide, top 80%, 721 students, 93% FRL); Lyndon B Johnson (math 25% / reading 36%, grade F, #1,085 of 1,632 statewide, top 67%, 3,252 students, 91% FRL) — zoned schools average 92% FRL vs 72% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 485 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k 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 26 days — a 2% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,353 (9.0% 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. 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 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: 0.91% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 9.2

CMA / ARV

• ARV (median comp): $193,514
• List price: $182,900
• Delta: -5.48%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5406 Galicia Ln	0.20mi	3/2.0 (-1)	1,296 (-11%)	23mo	$206,500	$159	49
2416 Maida Ln	0.64mi	3/2.0 (-1)	1,284 (-12%)	18mo	$188,500	$147	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-32,764
• Equity at exit: $27,271

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-32,314
• Equity at exit: $15,814

Cash invested: $51,212 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$959
• Tax from tax record: −$329 /mo · $3,951/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-50

Break-even live

Break-even rent $1,727

Max offer price $173,988

Occupancy floor 98%

Sensitivity live

Price	-10% $53	-5% $1	+0% $-50	+5% $-102	+10% $-154
Rent	-10% $-182	-5% $-116	+0% $-50	+5% $15	+10% $81
Rate	-1.0pp $42	-0.5pp $-4	base $-50	+0.5pp $-98	+1.0pp $-146

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: $45,725
• Closing costs: $5,487
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Santander Dr Laredo, TX	3.0	2.0	1402	$1,600	$1.14	45d	1	1.20mi
5807 Colegio Ln Laredo, TX	3.0	2.0	1111	$1,750	$1.58	45d	1	1.29mi

Listing history 25 events

1. 2026-06-21
   days on market $182,900 Active 26 DOM
2. 2026-06-19
   days on market $182,900 Active 24 DOM
3. 2026-06-18
   days on market $182,900 Active 23 DOM
4. 2026-06-17
   days on market $182,900 Active 22 DOM
5. 2026-06-16
   days on market $182,900 Active 21 DOM
6. 2026-06-15
   days on market $182,900 Active 20 DOM
7. 2026-06-14
   days on market $182,900 Active 18 DOM
8. 2026-06-13
   days on market $182,900 Active 17 DOM
9. 2026-06-10
   days on market $182,900 Active 15 DOM
10. 2026-06-09
    days on market $182,900 Active 14 DOM
11. 2026-06-08
    days on market $182,900 Active 13 DOM
12. 2026-06-07
    days on market $182,900 Active 12 DOM
13. 2026-06-03
    days on market $182,900 Active 8 DOM
14. 2026-06-02
    days on market $182,900 Active 7 DOM
15. 2026-06-01
    days on market $182,900 Active 6 DOM
16. 2026-05-31
    days on market $182,900 Active 5 DOM
17. 2026-05-30
    days on market $182,900 Active 4 DOM
18. 2026-03-19
    listed $182,900 Active 77-char remark
19. 2025-12-18
    price $182,900
20. 2025-10-09
    price $189,900
21. 2025-09-16
    listed $195,000 Active
22. 2024-05-14
    price $202,500
23. 2023-10-31
    listed $218,500 Active
24. 2023-01-30
    price $209,000
25. 2022-12-23
    listed $220,000 Active

ⓘ 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: $3,951 · $329/mo
• Projected year-2 tax: $3,951 · $329/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,962
• − Mortgage interest: −$10,245
• − Property taxes: −$3,951
• − Insurance: −$914
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$5,321
• Taxable loss: −$3,663
• Est. tax savings @ 24.0%: +$879
• After-tax cash flow: $274/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

-16.9% since first listed

9 events — show timeline

• 2026-05-26 Listed $182,900 LAOR
• 2026-03-19 Listed $182,900 LAOR
• 2025-12-18 Price Changed $182,900 LAOR
• 2025-10-09 Price Changed $189,900 LAOR
• 2025-09-16 Listed $195,000 LAOR
• 2024-05-14 Price Changed $202,500 LAOR
• 2023-10-31 Listed $218,500 LAOR
• 2023-01-30 Price Changed $209,000 LAOR
• 2022-12-23 Listed $220,000 LAOR

Property tax history

+30.1%/yr

Latest (2025): $3,951 · -2.7% YoY. Source: county tax records.