8801 Mcpherson Rd Unit 1F · Laredo, TX 78045

$240,000

3 bd · 2.5 ba · 1,520 sqft · Condo · 35 Days on market

Built 1995 $158/sqft · 20% below area Est $302k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful two story condo featuring 3 bedrooms, 2.5 bathrooms, and a 2 car garage. This lovely home offers granite countertops, tile floors, and a functional open layout with beautiful finishes throughout. Conveniently located near shopping, restaurants, and more. This lovely condo also offers access to great community amenities, including a community pool and basketball court. Schedule your tour today. Great investment property.

Key facts

• Tile floors
• Community pool
• Open layout

Tags

• GRANITE COUNTERTOPS
• TILE FLOORS
• OPEN LAYOUT
• COMMUNITY POOL
• BASKETBALL COURT
• GREAT COMMUNITY AMENITIES

Property features AI

Finance

• HOA & community: Gated community

Exterior

• Parking: Attached concrete 2-car garage
• Security: Gated community
• Utilities: Public water; Underground utilities
• Home design: Condo/Townhouse; 2 stories
• Construction: Brick veneer and stucco exterior; Slab foundation
• Exterior features: Wood fencing; Level lot; Outdoor private pool

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Tile flooring; Dishwasher; Microwave; Range; Refrigerator; Electric water heater; Central air conditioning; Central electric heating
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (25.5% below list).
• Recommended offer: $179k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.1% in Laredo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising fast (+4.7%/yr); 383 active listings in the ZIP; 34 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 $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 35 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $178,686 (25.5% 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 35 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.41%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $301,848
• List price: $240,000
• Delta: -20.49%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.9%
• Equity multiple: 0.23×
• Total profit: $-51,485
• Equity at exit: $35,785

10-year hold

• IRR: -12.1%
• Equity multiple: 0.23×
• Total profit: $-51,772
• Equity at exit: $20,751

Cash invested: $67,200 (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 78045

• Home prices YoY: -34.5%
• Rents YoY: 4.7%
• Active inventory: 383
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,787 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-247

Break-even live

Break-even rent $2,099

Max offer price $204,264

Occupancy floor —

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8911 McPherson Rd Unit 9B Laredo, TX	2.0	2.5	1172	$1,300	$1.11	44d	1	0.03mi
8801 McPherson Rd Unit 4 B Laredo, TX	3.0	2.5	1520	$1,650	$1.09	44d	1	0.04mi
705 Puig Dr Laredo, TX	3.0	2.0	1753	$2,200	$1.25	44d	1	0.25mi
510 Shiloh Dr Unit 402 Laredo, TX	3.0	2.5	1355	$1,850	$1.37	44d	1	0.44mi
9653 McPherson Rd Laredo, TX	3.0	2.5	1764	$2,275	$1.29	44d	2	0.51mi
1010 Monaco Blvd Unit 14 Laredo, TX	2.0	2.5	1079	$1,650	$1.53	44d	1	0.51mi
506 Shiloh Dr #9 Laredo, TX	3.0	2.0	1240	$1,650	$1.33	44d	1	0.52mi
9805 Sterling Loop #201 Laredo, TX	3.0	2.0	1316	$1,600	$1.22	44d	1	0.55mi
1000 Ranchway Dr #67 Laredo, TX	3.0	3.0	1406	$1,600	$1.14	44d	1	0.60mi
9802 Cantera Ct Unit 108A Laredo, TX	3.0	2.0	1164	$1,350	$1.16	44d	1	0.64mi
9804 Cantera Ct #47 Laredo, TX	3.0	2.0	1232	$1,450	$1.18	44d	1	0.66mi
1006 Laurel Dr Laredo, TX	4.0	2.0	1531	$1,600	$1.05	44d	1	0.68mi
411 Shiloh Dr Unit 9 Laredo, TX	3.0	2.5	1750	$1,675	$0.96	44d	1	0.74mi
1513 Sweden Ln Laredo, TX	3.0	2.0	1588	$1,800	$1.13	44d	1	0.75mi
2619 San Isidro Pkwy Unit 305 Laredo, TX	2.0	2.5	1306	$1,800	$1.38	44d	1	0.86mi
2619 San Isidro Pkwy Unit 606 Laredo, TX	2.0	1.5	1112	$1,900	$1.71	44d	1	0.86mi
2619 San Isidro Pkwy #603 Laredo, TX	2.0	2.5	1406	$1,750	$1.24	44d	1	0.87mi
305 Deer Path Loop Laredo, TX	3.0	2.5	2019	$3,500	$1.73	44d	1	0.88mi
423 Deer Path Loop Laredo, TX	4.0	2.5	1803	$2,300	$1.28	44d	1	0.93mi
425 Deer Path Loop Laredo, TX	3.0	2.5	1852	$3,500	$1.89	44d	1	0.94mi
1709 Kingwood Dr Laredo, TX	3.0	2.0	1443	$1,800	$1.25	44d	1	0.94mi
202 Deer Path Loop Laredo, TX	3.0	2.5	1912	$2,300	$1.20	44d	1	0.94mi
510 Deer Path Loop Laredo, TX	3.0	2.5	1852	$2,300	$1.24	44d	1	0.99mi
115 Yellow Oak Ave Laredo, TX	3.0	2.0	1465	$1,400	$0.96	44d	1	1.03mi
10510 Sandia Dr #402 Laredo, TX	3.0	2.5	1405	$1,700	$1.21	44d	1	1.09mi
2445 Monarch Dr #704 Laredo, TX	3.0	2.5	1493	$1,850	$1.24	44d	1	1.19mi
7521 Country Club Dr Unit 106 Laredo, TX	3.0	2.5	1817	$2,800	$1.54	44d	1	1.28mi
1851 Arctic Ct Laredo, TX	3.0	2.0	1218	$1,850	$1.52	44d	1	1.29mi
7550 Country Club Dr Laredo, TX	1.0–3.0	1.0–2.0	826	$1,760	$2.13	44d	23	1.31mi
312 Cambridge Loop Laredo, TX	4.0	2.0	2083	$2,200	$1.06	44d	1	1.32mi
2912 Sun Dance Loop Laredo, TX	3.0	2.5	1940	$2,250	$1.16	44d	1	1.36mi
8604 Superior Dr Laredo, TX	3.0	2.0	1216	$1,400	$1.15	44d	1	1.40mi
10706 International Blvd #120 Laredo, TX	2.0	2.0	1065	$1,350	$1.27	44d	1	1.41mi
8508 Superior Dr Laredo, TX	3.0	2.0	1216	$1,300	$1.07	44d	1	1.42mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-19
   days on market $240,000 Active 35 DOM
2. 2026-06-18
   days on market $240,000 Active 34 DOM
3. 2026-06-17
   days on market $240,000 Active 33 DOM
4. 2026-06-16
   days on market $240,000 Active 32 DOM
5. 2026-06-15
   days on market $240,000 Active 31 DOM
6. 2026-06-14
   days on market $240,000 Active 29 DOM
7. 2026-06-13
   days on market $240,000 Active 28 DOM
8. 2026-06-10
   days on market $240,000 Active 26 DOM
9. 2026-06-09
   days on market $240,000 Active 25 DOM
10. 2026-06-08
    days on market $240,000 Active 24 DOM
11. 2026-06-07
    days on market $240,000 Active 23 DOM
12. 2026-06-03
    days on market $240,000 Active 19 DOM
13. 2026-06-02
    days on market $240,000 Active 18 DOM
14. 2026-06-01
    days on market $240,000 Active 17 DOM
15. 2026-05-31
    days on market $240,000 Active 16 DOM
16. 2026-05-30
    days on market $240,000 Active 15 DOM
17. 2026-05-15
    listed $240,000 Active 433-char remark
18. 2026-05-05
    historical $1,800
19. 2026-04-19
    listed $1,800

ⓘ 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: $21,442
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$6,982
• Taxable loss: −$7,214
• Est. tax savings @ 24.0%: +$1,731
• After-tax cash flow: $-1,232/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

+13233.3% since first listed

3 events — show timeline

• 2026-05-15 Listed $240,000 LAOR
• 2026-05-05 Rental Removed $1,800 LAOR
• 2026-04-19 Listed for Rent $1,800 LAOR