1316 Garden St · Laredo, TX 78040

$187,000

4 bd · 2.0 ba · 1,968 sqft · SingleFamily public records · 130 Days on market

Built 1956 2,893 sqft lot $95/sqft · 15% below area Est $221k · 15% under ↓ 11% 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).

• ARV discount +14.4/15.0
• Appreciation +7.5/10.0
• Cash flow +7.4/30.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.7/10.0
• DSCR +1.5/10.0

Listing remarks MLS

This property offers 2 units (duplex) both are 2 beds 1 bath, washer/dryer hookups, they have granite in the kitchen and tile throughout. The front unit is being leased at $970.00 and the rear unit leases for $1,000.00.

Key facts

• 2,893 sq ft lot
• Built 1956
• Listed 129 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $-243 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (33.2% below list).
• Recommended offer: $125k (33.2% below list) — sets the bar for 1% rule.

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: Leyendecker El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 442 students, 100% FRL); Christen Middle (math 10% / reading 16%, grade F, #1,609 of 1,662 statewide, top 97%, 1,098 students, 100% FRL); Martin H S (math 32% / reading 25%, grade F, #1,157 of 1,632 statewide, top 72%, 1,914 students, 99% FRL) — zoned schools average 99% FRL vs 82% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 68 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,448 units permitted in Webb County in 2024 (245 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $9k appreciation (4.9% local appreciation)).
• Webb County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000 (33.2% 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 130 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.67% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.57%
• DSCR: 0.75
• GRM: 12.5

CMA / ARV

• ARV (median comp): $220,920
• List price: $187,000
• Delta: -15.35%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

4.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.51×
• Total profit: $26,830
• Equity at exit: $105,156

10-year hold

• IRR: 9.9%
• Equity multiple: 2.81×
• Total profit: $94,862
• Equity at exit: $180,814

Cash invested: $52,360 (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 78040

• Home prices YoY: 3.9%
• Active inventory: 68
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$981
• Tax from tax record: −$172 /mo · $2,065/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-243

Break-even live

Break-even rent $1,558

Max offer price $144,049

Occupancy floor —

Sensitivity live

Price	-10% $-137	-5% $-190	+0% $-243	+5% $-296	+10% $-349
Rent	-10% $-342	-5% $-293	+0% $-243	+5% $-194	+10% $-144
Rate	-1.0pp $-149	-0.5pp $-196	base $-243	+0.5pp $-292	+1.0pp $-341

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3509 Springfield Ave Laredo, TX	3.0	2.0	1394	$1,250	$0.90	45d	1	1.10mi

Listing history 21 events

1. 2026-06-21
   days on market $187,000 Active 130 DOM
2. 2026-06-21
   days on market $187,000 Active 129 DOM
3. 2026-06-18
   days on market $187,000 Active 127 DOM
4. 2026-06-17
   days on market $187,000 Active 126 DOM
5. 2026-06-16
   days on market $187,000 Active 125 DOM
6. 2026-06-15
   days on market $187,000 Active 124 DOM
7. 2026-06-13
   days on market $187,000 Active 122 DOM
8. 2026-06-12
   days on market $187,000 Active 121 DOM
9. 2026-06-10
   days on market $187,000 Active 118 DOM
10. 2026-06-08
    days on market $187,000 Active 117 DOM
11. 2026-06-08
    days on market $187,000 Active 116 DOM
12. 2026-06-07
    days on market $187,000 Active 115 DOM
13. 2026-06-03
    days on market $187,000 Active 112 DOM
14. 2026-06-02
    days on market $187,000 Active 111 DOM
15. 2026-06-01
    days on market $187,000 Active 110 DOM
16. 2026-05-31
    days on market $187,000 Active 109 DOM
17. 2026-05-12
    price $187,000 220-char remark

    Show marketing remark (220 chars)

    This property offers 2 units (duplex) both are 2 beds 1 bath, washer/dryer hookups, they have granite in the kitchen and tile throughout. The front unit is being leased at $970.00 and the rear unit leases for $1,000.00.

18. 2026-04-06
    price $199,000 220-char remark

    Show marketing remark (220 chars)

    This property offers 2 units (duplex) both are 2 beds 1 bath, washer/dryer hookups, they have granite in the kitchen and tile throughout. The front unit is being leased at $970.00 and the rear unit leases for $1,000.00.

19. 2026-02-11
    listed $209,000 Active 220-char remark

    Show marketing remark (220 chars)

    This property offers 2 units (duplex) both are 2 beds 1 bath, washer/dryer hookups, they have granite in the kitchen and tile throughout. The front unit is being leased at $970.00 and the rear unit leases for $1,000.00.

20. 2006-10-24
    soldstatus
21. 1996-09-30
    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: $2,065 · $172/mo
• Projected year-2 tax: $3,422 · $285/mo
• Expected delta: +$1,357/yr (+$113/mo · 65.7%)

ⓘ 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 · 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: $15,000
• − Mortgage interest: −$10,475
• − Property taxes: −$2,065
• − Insurance: −$935
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$5,440
• Taxable loss: −$6,315
• Est. tax savings @ 24.0%: +$1,516
• After-tax cash flow: $-1,402/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): 36,115

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 56% White 3%
• Hispanic origin (detail): Mexican 95%
• Foreign-born: 32% · Canada
• Languages at home: 7% English-only · Spanish 93%

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: ▲ 4.93%
• Current HPI: 133.0457
• 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

-10.5% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $187,000 LAOR
• 2026-04-06 Price Changed $199,000 LAOR
• 2026-02-11 Listed $209,000 LAOR
• 2006-10-24 Sold (Public Records) — Public Records
• 1996-09-30 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,065 · -2.9% YoY. Source: county tax records.