3104 St Isaac Lp Loop · Laredo, TX 78046

$167,500

3 bd · 2.5 ba · 1,545 sqft · SingleFamily public records · 89 Days on market

Built 2002 4,500 sqft lot $108/sqft · 16% below area Est $199k · 16% under

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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 +15.7/30.0
• ARV discount +14.7/15.0
• 1% rule +5.0/10.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• 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

Sold as-is this property is perfect for investors or buyers looking to customize a home to their preferences while maximizing return on investment. Conveniently located near amenities, schools and major roadways.

Key facts

• 4,500 sq ft lot
• Garage
• Built 2002

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $74 ($890/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (0.1% below list).
• Recommended offer: $157k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: 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: 485 active listings in the ZIP; 2 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 $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 89 days — a 6% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $157,450 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.00% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 8.3

CMA / ARV

• ARV (median comp): $199,298
• List price: $167,500
• Delta: -15.96%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-22,339
• Equity at exit: $24,975

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-13,043
• Equity at exit: $14,482

Cash invested: $46,900 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,674 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$300 /mo · $3,597/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $74

Break-even live

Break-even rent $1,580

Max offer price $167,500

Occupancy floor 91%

Sensitivity live

Price	-10% $169	-5% $122	+0% $74	+5% $27	+10% $-21
Rent	-10% $-58	-5% $8	+0% $74	+5% $140	+10% $206
Rate	-1.0pp $158	-0.5pp $117	base $74	+0.5pp $31	+1.0pp $-13

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5807 Colegio Ln Laredo, TX	3.0	2.0	1111	$1,750	$1.58	44d	1	0.84mi
307 Santander Dr Laredo, TX	3.0	2.0	1402	$1,600	$1.14	44d	1	1.02mi

Listing history 21 events

1. 2026-06-21
   days on market $167,500 Active 89 DOM
2. 2026-06-19
   days on market $167,500 Active 87 DOM
3. 2026-06-18
   days on market $167,500 Active 86 DOM
4. 2026-06-17
   days on market $167,500 Active 85 DOM
5. 2026-06-16
   days on market $167,500 Active 84 DOM
6. 2026-06-15
   days on market $167,500 Active 83 DOM
7. 2026-06-14
   days on market $167,500 Active 81 DOM
8. 2026-06-13
   days on market $167,500 Active 80 DOM
9. 2026-06-10
   days on market $167,500 Active 78 DOM
10. 2026-06-09
    days on market $167,500 Active 77 DOM
11. 2026-06-08
    days on market $167,500 Active 76 DOM
12. 2026-06-07
    days on market $167,500 Active 75 DOM
13. 2026-06-03
    days on market $167,500 Active 71 DOM
14. 2026-06-02
    days on market $167,500 Active 70 DOM
15. 2026-06-01
    days on market $167,500 Active 69 DOM
16. 2026-05-31
    days on market $167,500 Active 68 DOM
17. 2026-05-30
    days on market $167,500 Active 67 DOM
18. 2026-03-24
    listed $167,500 Active 212-char remark

    Show marketing remark (212 chars)

    Sold as-is this property is perfect for investors or buyers looking to customize a home to their preferences while maximizing return on investment. Conveniently located near amenities, schools and major roadways.

19. 2003-11-18
    soldstatus 295-char remark

    Show marketing remark (295 chars)

    HUD HOME REDUCED LISTING IN LAREDO; SOLD AS IS; FHA FINANCING W/ ESROW W/ COND. (SYSTEM CK); ESCROW AMT: $1.650--ITEMS POSTED ON COUNTER & WEBSITE; BIDS DUE 9/16/03@11:59PM, OPEN 9/17; 1ST 5 DAYS OWNER OCCUPANTS; USE HUD KEY & PLS SECURE. NO REPAIRS OR EARLY MOVE IN BEFORE CLOSING.

20. 2003-11-18
    soldstatus

    Show marketing remark (295 chars)

    HUD HOME REDUCED LISTING IN LAREDO; SOLD AS IS; FHA FINANCING W/ ESROW W/ COND. (SYSTEM CK); ESCROW AMT: $1.650--ITEMS POSTED ON COUNTER & WEBSITE; BIDS DUE 9/16/03@11:59PM, OPEN 9/17; 1ST 5 DAYS OWNER OCCUPANTS; USE HUD KEY & PLS SECURE. NO REPAIRS OR EARLY MOVE IN BEFORE CLOSING.

21. 2003-07-03
    listed $67,200 295-char remark

    Show marketing remark (295 chars)

    HUD HOME REDUCED LISTING IN LAREDO; SOLD AS IS; FHA FINANCING W/ ESROW W/ COND. (SYSTEM CK); ESCROW AMT: $1.650--ITEMS POSTED ON COUNTER & WEBSITE; BIDS DUE 9/16/03@11:59PM, OPEN 9/17; 1ST 5 DAYS OWNER OCCUPANTS; USE HUD KEY & PLS SECURE. NO REPAIRS OR EARLY MOVE IN BEFORE CLOSING.

ⓘ 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: $3,597 · $300/mo
• Projected year-2 tax: $3,597 · $300/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 6/10 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: $20,082
• − Mortgage interest: −$9,383
• − Property taxes: −$3,597
• − Insurance: −$838
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$4,873
• Taxable loss: −$1,821
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $1,327/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

+149.3% since first listed

4 events — show timeline

• 2026-03-24 Listed $167,500 LAOR
• 2003-11-18 Sold (Public Records) — Public Records
• 2003-11-18 Sold (MLS) — CBMLS
• 2003-07-03 Listed $67,200 CBMLS

Property tax history

+5.5%/yr

Latest (2025): $3,597 · +0.4% YoY. Source: county tax records.