3820 Lexington Ave · Laredo, TX 78041

$100,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 37 Days on market

Built 1970 6,344 sqft lot

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Why this score? — see what drove the C- 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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +6.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! Centrally located and zoned R-3, this property offers excellent potential for future development or investment use. Please note the manufactured home currently on the property is not included in the sale and will be removed prior to closing. Sellers will consider reasonable offers.

Key facts

• Future development
• Centrally located
• Zoned r-3

Tags

• CENTRALLY LOCATED
• ZONED R-3
• FUTURE DEVELOPMENT

Property features AI

Exterior

• Utilities: Public water; Underground utilities
• Home design: Single-family residence; One story; Slab foundation
• Construction: Residential construction
• Exterior features: Patio; Chain link fencing; Level, corner lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system
• Interior features: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Laredo ISD (urban): math 21% / reading 29% proficiency, ranked #739 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: T Sanchez El / H Ochoa El (math 25% / reading 32%, grade F, #2,706 of 4,322 statewide, top 63%, 577 students, 100% FRL); Memorial Middle (math 19% / reading 26%, grade F, #1,341 of 1,662 statewide, top 82%, 668 students, 98% FRL); Nixon H S (math 26% / reading 34%, grade F, #1,096 of 1,632 statewide, top 68%, 2,218 students, 96% FRL) — zoned schools average 98% FRL vs 82% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 127 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $691 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($97k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 7.6

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-8,333
• Equity at exit: $14,910

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $3,015
• Equity at exit: $8,646

Cash invested: $28,000 (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: 127
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,097 high
• Mortgage (P&I): −$524
• Tax from tax record: −$177 /mo · $2,129/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $123

Break-even live

Break-even rent $941

Max offer price $100,000

Occupancy floor 84%

Sensitivity live

Price	-10% $179	-5% $151	+0% $123	+5% $95	+10% $66
Rent	-10% $36	-5% $80	+0% $123	+5% $166	+10% $209
Rate	-1.0pp $173	-0.5pp $148	base $123	+0.5pp $97	+1.0pp $71

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3509 Springfield Ave Laredo, TX	3.0	2.0	1394	$1,250	$0.90	46d	1	0.21mi
4505 Springfield Ave Laredo, TX	1.0–3.0	1.0–2.0	740	$1,050	$1.42	46d	3	0.40mi
419 W Eistetter St Unit 7 Laredo, TX	2.0	1.0	756	$980	$1.30	46d	1	0.59mi
1502 E San Pedro St Unit 11 Laredo, TX	2.0	1.0	793	$900	$1.13	46d	1	0.63mi
1502 E San Pedro St Laredo, TX	2.0	1.0	793	$900	$1.13	46d	1	0.63mi
2605 Springfield Ave Unit 4 Laredo, TX	2.0	1.0	728	$850	$1.17	46d	1	0.77mi
5402 Marcella Ave Unit 102A Laredo, TX	2.0	1.5	783	$1,200	$1.53	46d	1	0.95mi
5402 Marcella Ave Unit 209B Laredo, TX	2.0	1.5	754	$1,150	$1.53	46d	1	0.95mi
5402 Marcella Ave Unit 201A Laredo, TX	3.0	2.0	807	$1,300	$1.61	46d	1	0.97mi
5402 Marcella Ave Unit 302 A Laredo, TX	2.0	1.5	754	$1,040	$1.38	46d	1	0.97mi
5410 Marcella Ave Unit 13 Laredo, TX	2.0	2.0	945	$1,200	$1.27	46d	1	0.99mi
5410 Marcella Ave #9 Laredo, TX	2.0	2.0	945	$1,300	$1.38	46d	1	0.99mi
1315 E Hillside Rd Laredo, TX	2.0	1.5	920	$1,000	$1.09	46d	1	1.10mi
1204 E Hillside Rd Laredo, TX	1.0–2.0	1.0	755	$950	$1.26	46d	1	1.15mi
2320 E Stewart St Laredo, TX	2.0	1.0	888	$1,000	$1.13	46d	2	1.37mi
3315 N Arkansas Ave Unit 3 Laredo, TX	2.0	1.0	815	$1,125	$1.38	46d	1	1.46mi

Listing history 21 events

1. 2026-06-22
   days on market $100,000 Active 37 DOM
2. 2026-06-21
   days on market $100,000 Active 36 DOM
3. 2026-06-21
   days on market $100,000 Active 35 DOM
4. 2026-06-18
   days on market $100,000 Active 33 DOM
5. 2026-06-17
   days on market $100,000 Active 32 DOM
6. 2026-06-16
   days on market $100,000 Active 31 DOM
7. 2026-06-15
   days on market $100,000 Active 30 DOM
8. 2026-06-13
   days on market $100,000 Active 28 DOM
9. 2026-06-12
   remarks 312-char remark
10. 2026-06-12
    pricedays on market $100,000 Active 27 DOM
11. 2026-06-10
    days on market $120,000 Active 24 DOM
12. 2026-06-08
    days on market $120,000 Active 23 DOM
13. 2026-06-08
    days on market $120,000 Active 22 DOM
14. 2026-06-07
    days on market $120,000 Active 21 DOM
15. 2026-06-03
    days on market $120,000 Active 18 DOM
16. 2026-06-02
    days on market $120,000 Active 17 DOM
17. 2026-06-01
    days on market $120,000 Active 16 DOM
18. 2026-05-31
    days on market $120,000 Active 15 DOM
19. 2026-05-16
    listed $120,000 Active
20. 2026-04-15
    soldstatus
21. 1995-01-27
    soldstatus

ⓘ 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: $2,129 · $177/mo
• Projected year-2 tax: $2,129 · $177/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 1/10 Low
• 🌡 Heat 8/10 Severe 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: $13,159
• − Mortgage interest: −$5,602
• − Property taxes: −$2,129
• − Insurance: −$500
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$2,909
• Taxable loss: −$86
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $1,494/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: Laredo ISD
• NCES district ID: 4826790
• Math proficiency: 21% ▼ -34.00%
• Reading proficiency: 29% ▼ -13.00%
• Median HH income: $25,655
• Composite: 19.7/100
• National rank: #8724
• State rank: #739 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

3 events — show timeline

• 2026-05-16 Listed $120,000 LAOR
• 2026-04-15 Sold (Public Records) — Public Records
• 1995-01-27 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,129 · -3.9% YoY. Source: county tax records.