5905 St. Joan of Arc · Laredo, TX 78046

$188,990

3 bd · 2.5 ba · 1,513 sqft · SingleFamily public records · 363 Days on market

Built 2018 4,274 sqft lot $125/sqft · 5% below area Est $199k · 5% under $21/mo HOA · 1% of rent ↓ 22% 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).

• Cash flow +12.0/30.0
• ARV discount +9.8/15.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this beautiful home in the Cielito Sub-Division featuring 3 bedroom 2 bath with one car garage. .. It's a MUST SEE!!!!

Key facts

• 4,274 sq ft lot
• Garage
• Built 2018

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-45 ($-534/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (7.4% below list).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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.
• 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.
• Zoned schools: Veterans Memorial El (math 21% / reading 27%, grade F, #3,221 of 4,322 statewide, top 75%, 779 students, 92% FRL); Lamar Bruni Vergara Middle (math 18% / reading 29%, grade F, #1,317 of 1,662 statewide, top 80%, 721 students, 93% FRL); Lyndon B Johnson (math 25% / reading 36%, grade F, #1,085 of 1,632 statewide, top 67%, 3,252 students, 91% FRL) — zoned schools average 92% FRL vs 72% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 485 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 363 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,311 (12.0% 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 363 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.93% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.96
• GRM: 9.0

CMA / ARV

• ARV (median comp): $199,327
• List price: $188,990
• Delta: -5.19%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5406 Galicia Ln	0.73mi	3/2.0	1,296 (-14%)	23mo	$206,500	$159	21

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-33,360
• Equity at exit: $28,179

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-32,292
• Equity at exit: $16,340

Cash invested: $52,917 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$336 /mo · $4,034/yr
• Insurance: −$79
• HOA: −$21
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-45

Break-even live

Break-even rent $1,806

Max offer price $181,123

Occupancy floor 98%

Sensitivity live

Price	-10% $62	-5% $9	+0% $-45	+5% $-98	+10% $-152
Rent	-10% $-183	-5% $-114	+0% $-45	+5% $25	+10% $94
Rate	-1.0pp $51	-0.5pp $4	base $-45	+0.5pp $-94	+1.0pp $-143

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: $47,248
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5807 Colegio Ln Laredo, TX	3.0	2.0	1111	$1,750	$1.58	45d	1	1.29mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 27 events

1. 2026-06-21
   days on market $188,990 Active 363 DOM
2. 2026-06-19
   days on market $188,990 Active 361 DOM
3. 2026-06-18
   days on market $188,990 Active 360 DOM
4. 2026-06-17
   days on market $188,990 Active 359 DOM
5. 2026-06-16
   days on market $188,990 Active 358 DOM
6. 2026-06-15
   days on market $188,990 Active 357 DOM
7. 2026-06-14
   days on market $188,990 Active 355 DOM
8. 2026-06-13
   days on market $188,990 Active 354 DOM
9. 2026-06-10
   days on market $188,990 Active 352 DOM
10. 2026-06-09
    days on market $188,990 Active 351 DOM
11. 2026-06-08
    days on market $188,990 Active 350 DOM
12. 2026-06-07
    days on market $188,990 Active 349 DOM
13. 2026-06-03
    days on market $188,990 Active 345 DOM
14. 2026-06-02
    days on market $188,990 Active 344 DOM
15. 2026-06-01
    days on market $188,990 Active 343 DOM
16. 2026-05-31
    days on market $188,990 Active 342 DOM
17. 2026-05-30
    days on market $188,990 Active 341 DOM
18. 2026-05-12
    price $188,990 129-char remark

    Show marketing remark (129 chars)

    Check out this beautiful home in the Cielito Sub-Division featuring 3 bedroom 2 bath with one car garage. .. It's a MUST SEE!!!!

19. 2026-03-19
    price $198,990 129-char remark

    Show marketing remark (129 chars)

    Check out this beautiful home in the Cielito Sub-Division featuring 3 bedroom 2 bath with one car garage. .. It's a MUST SEE!!!!

20. 2026-02-17
    price $221,990 129-char remark

    Show marketing remark (129 chars)

    Check out this beautiful home in the Cielito Sub-Division featuring 3 bedroom 2 bath with one car garage. .. It's a MUST SEE!!!!

21. 2026-01-22
    price $224,990 129-char remark

    Show marketing remark (129 chars)

    Check out this beautiful home in the Cielito Sub-Division featuring 3 bedroom 2 bath with one car garage. .. It's a MUST SEE!!!!

22. 2026-01-08
    price $228,990 129-char remark

    Show marketing remark (129 chars)

    Check out this beautiful home in the Cielito Sub-Division featuring 3 bedroom 2 bath with one car garage. .. It's a MUST SEE!!!!

23. 2025-08-29
    status Active 129-char remark

    Show marketing remark (129 chars)

    Check out this beautiful home in the Cielito Sub-Division featuring 3 bedroom 2 bath with one car garage. .. It's a MUST SEE!!!!

24. 2025-05-21
    historical 129-char remark

    Show marketing remark (129 chars)

    Check out this beautiful home in the Cielito Sub-Division featuring 3 bedroom 2 bath with one car garage. .. It's a MUST SEE!!!!

25. 2025-03-16
    listed $215,000 Active 129-char remark

    Show marketing remark (129 chars)

    Check out this beautiful home in the Cielito Sub-Division featuring 3 bedroom 2 bath with one car garage. .. It's a MUST SEE!!!!

26. 2023-10-09
    price $199,000
27. 2023-09-25
    listed $243,000 Active

ⓘ 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: $4,034 · $336/mo
• Projected year-2 tax: $4,034 · $336/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 7/10 Severe
• 🌡 Heat 9/10 Extreme 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: $21,000
• − Mortgage interest: −$10,586
• − Property taxes: −$4,034
• − Insurance: −$945
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − HOA: −$252
• − Depreciation: −$5,498
• Taxable loss: −$3,676
• Est. tax savings @ 24.0%: +$882
• After-tax cash flow: $348/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
• 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

-22.2% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $188,990 LAOR
• 2026-03-19 Price Changed $198,990 LAOR
• 2026-02-17 Price Changed $221,990 LAOR
• 2026-01-22 Price Changed $224,990 LAOR
• 2026-01-08 Price Changed $228,990 LAOR
• 2025-08-29 Relisted — LAOR
• 2025-05-21 Delisted — LAOR
• 2025-03-16 Listed $215,000 LAOR
• 2023-10-09 Price Changed $199,000 LAOR
• 2023-09-25 Listed $243,000 LAOR

Property tax history

+40.4%/yr

Latest (2025): $4,034 · +4.6% YoY. Source: county tax records.