5500 Mcpherson Rd Unit 28 · Laredo, TX 78041

$154,880

2 bd · 2.0 ba · 627 sqft · Condo public records · 244 Days on market

Built 1981

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.3/30.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this spacious and inviting 2-bedroom home featuring 2 full bath, thoughtfully designed for both comfort and functionality. The open and neat layout creates a warm atmosphere, perfect for everyday living or entertaining guests. With well-proportioned rooms and a clean, well-kept interior, this home offers the right balance of style, space, and convenience. Ideal for anyone looking to enjoy a comfortable lifestyle in a charming setting. Owner financing available

Key facts

• 2,797 sq ft lot
• Built 1981
• Listed 243 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (39.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (40.0% below list).
• Recommended offer: $93k (40.0% 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.
• 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: Amparo Gutierrez El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 428 students, 82% FRL); Clark Middle (math 24% / reading 29%, grade F, #1,200 of 1,662 statewide, top 73%, 568 students, 88% FRL); John B Alexander H S (math 36% / reading 59%, grade D, #583 of 1,632 statewide, top 36%, 3,070 students, 60% FRL) — zoned schools at 76% FRL track the district average.
• Market conditions: 126 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $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 244 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $92,997 (40.0% 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 244 days. Have you received any prior offers? Is the seller open to a 40% 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: 0.60% ✗
• Cap rate: 3.62%
• Cash-on-cash: -9.54%
• DSCR: 0.58
• GRM: 13.9

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: -33.3%
• Equity multiple: -0.08×
• Total profit: $-47,034
• Equity at exit: $23,093

10-year hold

• IRR: -40.6%
• Equity multiple: -0.59×
• Total profit: $-69,149
• Equity at exit: $13,391

Cash invested: $43,366 (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 78041

• Active inventory: 126
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $930 high
• Mortgage (P&I): −$812
• Tax from tax record: −$203 /mo · $2,432/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $-345

Break-even live

Break-even rent $1,366

Max offer price $93,980

Occupancy floor —

Sensitivity live

Price	-10% $-257	-5% $-301	+0% $-345	+5% $-389	+10% $-432
Rent	-10% $-418	-5% $-381	+0% $-345	+5% $-308	+10% $-271
Rate	-1.0pp $-267	-0.5pp $-305	base $-345	+0.5pp $-385	+1.0pp $-426

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: $38,720
• Closing costs: $4,646
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	45d	1	0.13mi
1502 Quail Ct Laredo, TX	1.0	1.0	650	$1,100	$1.69	45d	1	0.52mi
508 Gale St Laredo, TX	1.0	1.0	660	$760	$1.15	45d	1	0.62mi
1502 Calle del Norte Laredo, TX	1.0	1.0	660	$760	$1.15	45d	1	0.66mi
1616 Calle del Norte Laredo, TX	1.0–2.0	1.0	755	$950	$1.26	45d	1	0.69mi
216 E Cherry Ln Unit 11 Laredo, TX	1.0	1.0	456	$775	$1.70	45d	1	0.82mi
4505 Springfield Ave Laredo, TX	1.0–3.0	1.0–2.0	740	$875	$1.18	45d	3	0.91mi
705 Bustamante St Unit 6 Laredo, TX	2.0	1.0	585	$850	$1.45	45d	1	0.99mi
1601 B Jacaman Rd Laredo, TX	1.0	1.0	750	$1,010	$1.35	45d	1	1.18mi
6718 Springfield Ave Laredo, TX	1.0–3.0	1.0–2.5	967	$1,370	$1.42	45d	13	1.39mi
104 Belaire Dr Unit 9 Laredo, TX	2.0	2.0	735	$1,000	$1.36	45d	1	1.47mi

HOA detail condo

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

Listing history 11 events

1. 2025-09-24
   listed $154,880 Active 473-char remark

   Show marketing remark (473 chars)

   Discover this spacious and inviting 2-bedroom home featuring 2 full bath, thoughtfully designed for both comfort and functionality. The open and neat layout creates a warm atmosphere, perfect for everyday living or entertaining guests. With well-proportioned rooms and a clean, well-kept interior, this home offers the right balance of style, space, and convenience. Ideal for anyone looking to enjoy a comfortable lifestyle in a charming setting. Owner financing available

2. 2025-03-06
   soldstatus
3. 2025-02-18
   soldstatus Closed 262-char remark

   Show marketing remark (262 chars)

   2-Story Condo for Sale! This condo is located in North Laredo! This lovely 2-bedroom, 2-bath property is conveniently surrounded by shopping centers, parks, schools, restaurants, and so much more. Enjoy the community and all the amenities right at your doorstep!

4. 2025-01-16
   historical 262-char remark

   Show marketing remark (262 chars)

   2-Story Condo for Sale! This condo is located in North Laredo! This lovely 2-bedroom, 2-bath property is conveniently surrounded by shopping centers, parks, schools, restaurants, and so much more. Enjoy the community and all the amenities right at your doorstep!

5. 2025-01-15
   status Pending 262-char remark

   Show marketing remark (262 chars)

   2-Story Condo for Sale! This condo is located in North Laredo! This lovely 2-bedroom, 2-bath property is conveniently surrounded by shopping centers, parks, schools, restaurants, and so much more. Enjoy the community and all the amenities right at your doorstep!

6. 2024-11-18
   listed $150,000 Active 262-char remark

   Show marketing remark (262 chars)

   2-Story Condo for Sale! This condo is located in North Laredo! This lovely 2-bedroom, 2-bath property is conveniently surrounded by shopping centers, parks, schools, restaurants, and so much more. Enjoy the community and all the amenities right at your doorstep!

7. 2022-10-14
   soldstatus
8. 2022-10-12
   soldstatus
9. 2022-05-09
   soldstatus
10. 2022-05-06
    soldstatus
11. 1998-11-30
    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: $2,432 · $203/mo
• Projected year-2 tax: $2,834 · $236/mo
• Expected delta: +$402/yr (+$34/mo · 16.5%)

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

Taxation est. · year 1

• Rental income: $11,160
• − Mortgage interest: −$8,676
• − Property taxes: −$2,432
• − Insurance: −$774
• − Repairs & maintenance: −$893
• − Management: −$893
• − Depreciation: −$4,506
• Taxable loss: −$7,014
• Est. tax savings @ 24.0%: +$1,683
• After-tax cash flow: $-2,454/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): 47,089

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 52% White 5% Asian 1%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 24% · Canada, South Korea
• Languages at home: 14% English-only · Spanish 85%

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: ▼ -188.15%
• Current HPI: 162.152
• 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

+3.3% since first listed

11 events — show timeline

• 2025-09-24 Listed $154,880 LAOR
• 2025-03-06 Sold (Public Records) — Public Records
• 2025-02-18 Sold (MLS) — LAOR
• 2025-01-16 Delisted — LAOR
• 2025-01-15 Pending — LAOR
• 2024-11-18 Listed $150,000 LAOR
• 2022-10-14 Sold (Public Records) — Public Records
• 2022-10-12 Sold (MLS) — LAOR
• 2022-05-09 Sold (Public Records) — Public Records
• 2022-05-06 Sold (MLS) — LAOR
• 1998-11-30 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,432 · -4.5% YoY. Source: county tax records.