5500 Mcpherson Rd #56 · Laredo, TX 78045

$159,000

3 bd · 2.5 ba · 855 sqft · Condo public records · 406 Days on market

Built 1981 $186/sqft · 23% above area Est $224k · 29% 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
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two-story condo in Mission Viejo featuring 3 bedrooms and 2.5 bathrooms. Conveniently located near parks, restaurants, and more. Spacious layout, great location!

Key facts

• Near restaurants
• Two story condo
• Near parks

Tags

• TWO STORY CONDO
• NEAR PARKS
• NEAR RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (23.6% below list).
• Recommended offer: $122k (23.6% 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; 21 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).
• This rent is only 16% of the median local income ($91k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 406 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $121,505 (23.6% 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 406 days. Have you received any prior offers? Is the seller open to a 24% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.43%
• DSCR: 0.80
• GRM: 10.9

CMA / ARV

• ARV (median comp): $223,644
• List price: $159,000
• Delta: -28.90%
• 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: -21.8%
• Equity multiple: 0.23×
• Total profit: $-34,087
• Equity at exit: $23,707

10-year hold

• IRR: -12.0%
• Equity multiple: 0.24×
• Total profit: $-34,047
• Equity at exit: $13,747

Cash invested: $44,520 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,215 high
• Mortgage (P&I): −$834
• Tax from tax record: −$224 /mo · $2,691/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-164

Break-even live

Break-even rent $1,423

Max offer price $129,961

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 E Hillside Rd Laredo, TX	1.0–2.0	1.0	755	$950	$1.26	44d	1	0.13mi
1315 E Hillside Rd Laredo, TX	2.0	1.5	920	$1,000	$1.09	44d	1	0.29mi
5816 Longoria Loop Laredo, TX	3.0	2.0	1007	$1,300	$1.29	44d	1	0.61mi
508 Gale St Apt 21 Laredo, TX	2.0	1.0	850	$950	$1.12	44d	1	0.63mi
508 Gale St Apt 9 Laredo, TX	2.0	1.0	850	$975	$1.15	44d	1	0.63mi
5410 Marcella Ave Unit 13 Laredo, TX	2.0	2.0	945	$1,200	$1.27	44d	1	0.63mi
5410 Marcella Ave #9 Laredo, TX	2.0	2.0	945	$1,300	$1.38	44d	1	0.63mi
5402 Marcella Ave Unit 302 A Laredo, TX	2.0	1.5	754	$1,040	$1.38	44d	1	0.64mi
5402 Marcella Ave Unit 201A Laredo, TX	3.0	2.0	807	$1,300	$1.61	44d	1	0.65mi
5402 Marcella Ave Unit 102A Laredo, TX	2.0	1.5	783	$1,200	$1.53	44d	1	0.65mi
5402 Marcella Ave Unit 209B Laredo, TX	2.0	1.5	754	$1,150	$1.53	44d	1	0.65mi
1616 Calle del Norte Laredo, TX	1.0–2.0	1.0	755	$950	$1.26	44d	1	0.69mi
1502 Calle del Norte Unit 47 Up Laredo, TX	2.0	1.0	850	$950	$1.12	44d	1	0.69mi
4505 Springfield Ave Laredo, TX	1.0–3.0	1.0–2.0	740	$1,050	$1.42	44d	3	0.91mi
705 Bustamante St Unit 6 Laredo, TX	2.0	1.0	585	$850	$1.45	44d	1	0.99mi
1502 E San Pedro St Unit 11 Laredo, TX	2.0	1.0	793	$900	$1.13	44d	1	1.00mi
1502 E San Pedro St Laredo, TX	2.0	1.0	793	$900	$1.13	44d	1	1.00mi
1601 Jacaman Rd Laredo, TX	2.0	2.0	1005	$1,349	$1.34	44d	1	1.21mi
419 W Eistetter St Unit 7 Laredo, TX	2.0	1.0	756	$980	$1.30	44d	1	1.32mi
6718 Springfield Ave Laredo, TX	1.0–3.0	1.0–2.5	967	$1,630	$1.68	44d	13	1.39mi
104 Belaire Dr Unit 9 Laredo, TX	2.0	2.0	735	$1,000	$1.36	44d	1	1.47mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-19
   days on market $159,000 Active 406 DOM
2. 2026-06-18
   days on market $159,000 Active 405 DOM
3. 2026-06-17
   days on market $159,000 Active 404 DOM
4. 2026-06-16
   days on market $159,000 Active 403 DOM
5. 2026-06-15
   days on market $159,000 Active 402 DOM
6. 2026-06-14
   days on market $159,000 Active 400 DOM
7. 2026-06-13
   days on market $159,000 Active 399 DOM
8. 2026-06-10
   days on market $159,000 Active 397 DOM
9. 2026-06-09
   days on market $159,000 Active 396 DOM
10. 2026-06-08
    days on market $159,000 Active 395 DOM
11. 2026-06-07
    days on market $159,000 Active 394 DOM
12. 2026-06-03
    days on market $159,000 Active 390 DOM
13. 2026-06-02
    days on market $159,000 Active 389 DOM
14. 2026-06-01
    days on market $159,000 Active 388 DOM
15. 2026-05-31
    days on market $159,000 Active 387 DOM
16. 2026-05-30
    days on market $159,000 Active 386 DOM
17. 2025-05-09
    listed $159,000 Active 161-char remark

    Show marketing remark (161 chars)

    Two-story condo in Mission Viejo featuring 3 bedrooms and 2.5 bathrooms. Conveniently located near parks, restaurants, and more. Spacious layout, great location!

18. 2022-12-12
    price $139,000
19. 2022-08-05
    listed $145,000 Active
20. 2020-09-15
    soldstatus
21. 2002-10-07
    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: $2,691 · $224/mo
• Projected year-2 tax: $2,910 · $242/mo
• Expected delta: +$219/yr (+$18/mo · 8.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,581
• − Mortgage interest: −$8,906
• − Property taxes: −$2,691
• − Insurance: −$795
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$4,625
• Taxable loss: −$4,770
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $-828/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

+9.7% since first listed

5 events — show timeline

• 2025-05-09 Listed $159,000 LAOR
• 2022-12-12 Price Changed $139,000 LAOR
• 2022-08-05 Listed $145,000 LAOR
• 2020-09-15 Sold (MLS) — LAOR
• 2002-10-07 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,691 · -5.3% YoY. Source: county tax records.