3220 Chestnut St · Laredo, TX 78046

$79,000

3 bd · 2.0 ba · 1,439 sqft · MultiFamily · 27 Days on market

Built 1970 Fair condition 4,287 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• 4,287 sq ft lot
• Built 1970
• Listed 27 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Duplex (residential income); 1 story
• Construction: Frame construction; Slab foundation
• Exterior features: Chain link fencing; Level, corner lot; Zoned R-3

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit air conditioning
• Interior features: Electric water heater; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: H B Zachry El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 592 students, 95% FRL); Joaquin Cigarroa Middle (math 15% / reading 24%, grade F, #1,445 of 1,662 statewide, top 88%, 1,104 students, 100% FRL); Dr Leo Cigarroa H S (math 21% / reading 21%, grade F, #1,385 of 1,632 statewide, top 85%, 1,472 students, 98% FRL) — zoned schools average 97% FRL vs 82% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 485 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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: 1.51% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.44%
• DSCR: 1.95
• GRM: 5.5

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: 14.0%
• Equity multiple: 1.56×
• Total profit: $12,386
• Equity at exit: $11,779

10-year hold

• IRR: 22.8%
• Equity multiple: 2.96×
• Total profit: $43,268
• Equity at exit: $6,830

Cash invested: $22,120 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $395

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 62%

Sensitivity live

Price	-10% $450	-5% $422	+0% $395	+5% $368	+10% $341
Rent	-10% $301	-5% $348	+0% $395	+5% $442	+10% $489
Rate	-1.0pp $435	-0.5pp $415	base $395	+0.5pp $375	+1.0pp $354

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3212 Pecan St Laredo, TX	3.0	1.5	966	$1,100	$1.14	45d	1	0.17mi
1419 Reagan Dr Laredo, TX	3.0	2.0	884	$1,500	$1.70	45d	1	0.43mi
3411 Morelos Dr Laredo, TX	3.0	2.0	1066	$1,400	$1.31	45d	1	0.46mi
2901 Thurman St Unit 11 Laredo, TX	2.0	1.0	880	$950	$1.08	45d	1	0.65mi
2901 Thurman St Unit 10 Laredo, TX	2.0	1.0	880	$975	$1.11	45d	1	0.65mi
2603 Palo Blanco St Unit 3 Laredo, TX	2.0	1.0	900	$780	$0.87	45d	1	0.67mi
2603 Palo Blanco St Unit 9 Laredo, TX	2.0	1.0	900	$1,000	$1.11	45d	1	0.67mi
2603 Palo Blanco St Unit 2 Laredo, TX	2.0	1.0	900	$850	$0.94	45d	1	0.67mi
3201 S Ejido Ave Laredo, TX	2.0	2.0	909	$836	$0.92	45d	1	0.69mi
2803 Bayard St #6 Laredo, TX	2.0	1.5	960	$1,200	$1.25	45d	1	0.79mi
3508 Eduardo E Hayes Rd Laredo, TX	3.0	2.5	1820	$2,100	$1.15	45d	1	0.94mi
3310 S Louisiana Ave Unit 3 Laredo, TX	3.0	1.0	927	$1,100	$1.19	45d	1	0.96mi
2005 Cross St Unit 2 Laredo, TX	2.0	1.5	988	$995	$1.01	45d	1	1.10mi
4305 Alina Dr Laredo, TX	3.0	2.5	1736	$1,850	$1.07	45d	1	1.43mi
1021 Savannah Loop Laredo, TX	3.0	2.5	1096	$1,650	$1.51	46d	1	1.48mi

Listing history 9 events

1. 2026-06-10
   days on market $79,000 Active 27 DOM
2. 2026-06-08
   days on market $79,000 Active 26 DOM
3. 2026-06-08
   days on market $79,000 Active 25 DOM
4. 2026-06-07
   days on market $79,000 Active 24 DOM
5. 2026-06-03
   days on market $79,000 Active 21 DOM
6. 2026-06-02
   days on market $79,000 Active 20 DOM
7. 2026-06-01
   days on market $79,000 Active 19 DOM
8. 2026-05-31
   days on market $79,000 Active 18 DOM
9. 2026-05-13
   listed $79,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $14,296
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$2,298
• Taxable income: $3,705
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $3,853/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including repairs to the fencing, roof, and landscaping, to improve its condition and value.

Repairs flagged

• Major fencing — Significant rust and damage
• Major landscaping — Overgrown and unkempt
• Major roof — Aged and weathered

Value-add opportunities

• Both paint exterior walls — Enhances curb appeal and value
• Both repair and replace fencing — Improves safety and aesthetics
• Both trim and maintain landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
fencing · Significant rust and damage	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
roof · Aged and weathered	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior walls — Enhances curb appeal and value ↑
• Both repair and replace fencing — Improves safety and aesthetics ↑
• Both trim and maintain landscaping — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

1 event — show timeline

• 2026-05-13 Listed $79,000 LAOR