9310 Albany Dr #60 · Laredo, TX 78045

$225,000

3 bd · 2.5 ba · 934 sqft · Condo public records · 340 Days on market

Built 2007

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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 +6.0/30.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Elegant Two Story Condominium, located in a gated community, walking closets, tv/studio room, back porch with artificial grass, massage bathtub, laundry room two car garage & many more to mention come and bring your buyer to appreciate this newly remodeled Condominium.

Key facts

• 3,668 sq ft lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-428 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (33.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (33.4% below list).
• Recommended offer: $149k (33.6% below list) — sets the bar for cash-flow.

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: Rents rising fast (+4.7%/yr); 383 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 340 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $50k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $149,385 (33.6% 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 340 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.67% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.15%
• DSCR: 0.64
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.7% rent growth · sell at horizon

5-year hold

• IRR: -28.7%
• Equity multiple: 0.03×
• Total profit: $-61,059
• Equity at exit: $33,548

10-year hold

• IRR: -22.3%
• Equity multiple: -0.22×
• Total profit: $-76,969
• Equity at exit: $19,454

Cash invested: $63,000 (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 78045

• Home prices YoY: -34.5%
• Rents YoY: 4.7%
• Active inventory: 383
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$338 /mo · $4,055/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-428

Break-even live

Break-even rent $2,040

Max offer price $149,385

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9512 Allen Dr Laredo, TX	3.0	2.0	1008	$1,500	$1.49	43d	1	0.98mi
408 Shiloh Dr Unit 103 Laredo, TX	2.0	2.0	969	$1,200	$1.24	43d	1	1.36mi
7305 Wagner Ct Unit A Laredo, TX	2.0	1.0	818	$1,100	$1.34	43d	1	1.36mi
7402 Springfield Ave Laredo, TX	1.0–2.0	1.0–2.0	887	$1,646	$1.86	43d	13	1.37mi
413 Shiloh Dr #102 Laredo, TX	2.0	2.0	855	$1,250	$1.46	43d	1	1.47mi

HOA detail condo

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

Listing history 28 events

1. 2026-06-10
   days on market $225,000 Active 340 DOM
2. 2026-06-09
   days on market $225,000 Active 339 DOM
3. 2026-06-08
   days on market $225,000 Active 338 DOM
4. 2026-06-07
   days on market $225,000 Active 337 DOM
5. 2026-06-03
   days on market $225,000 Active 333 DOM
6. 2026-06-02
   days on market $225,000 Active 332 DOM
7. 2026-06-01
   days on market $225,000 Active 331 DOM
8. 2026-05-31
   days on market $225,000 Active 330 DOM
9. 2026-05-30
   days on market $225,000 Active 329 DOM
10. 2026-03-18
    price $225,000
11. 2026-03-17
    price $225,000 275-char remark

    Show marketing remark (275 chars)

    Elegant Two Story Condominium, located in a gated community, walking closets, tv/studio room, back porch with artificial grass, massage bathtub, laundry room two car garage & many more to mention come and bring your buyer to appreciate this newly remodeled Condominium.

12. 2026-03-06
    price $235,000
13. 2026-02-28
    historical
14. 2026-02-11
    price $234,900 275-char remark

    Show marketing remark (275 chars)

    Elegant Two Story Condominium, located in a gated community, walking closets, tv/studio room, back porch with artificial grass, massage bathtub, laundry room two car garage & many more to mention come and bring your buyer to appreciate this newly remodeled Condominium.

15. 2026-02-10
    price $245,000 275-char remark

    Show marketing remark (275 chars)

    Elegant Two Story Condominium, located in a gated community, walking closets, tv/studio room, back porch with artificial grass, massage bathtub, laundry room two car garage & many more to mention come and bring your buyer to appreciate this newly remodeled Condominium.

16. 2026-01-23
    price $255,000 275-char remark

    Show marketing remark (275 chars)

    Elegant Two Story Condominium, located in a gated community, walking closets, tv/studio room, back porch with artificial grass, massage bathtub, laundry room two car garage & many more to mention come and bring your buyer to appreciate this newly remodeled Condominium.

17. 2026-01-06
    status Active 275-char remark

    Show marketing remark (275 chars)

    Elegant Two Story Condominium, located in a gated community, walking closets, tv/studio room, back porch with artificial grass, massage bathtub, laundry room two car garage & many more to mention come and bring your buyer to appreciate this newly remodeled Condominium.

18. 2025-12-10
    price $265,000 275-char remark

    Show marketing remark (275 chars)

    Elegant Two Story Condominium, located in a gated community, walking closets, tv/studio room, back porch with artificial grass, massage bathtub, laundry room two car garage & many more to mention come and bring your buyer to appreciate this newly remodeled Condominium.

19. 2025-11-25
    price $275,000
20. 2025-11-24
    listed $275,000 New
21. 2025-11-08
    price $275,000 275-char remark

    Show marketing remark (275 chars)

    Elegant Two Story Condominium, located in a gated community, walking closets, tv/studio room, back porch with artificial grass, massage bathtub, laundry room two car garage & many more to mention come and bring your buyer to appreciate this newly remodeled Condominium.

22. 2025-09-08
    listed $302,000 New
23. 2025-07-03
    listed $302,000 Active 275-char remark

    Show marketing remark (275 chars)

    Elegant Two Story Condominium, located in a gated community, walking closets, tv/studio room, back porch with artificial grass, massage bathtub, laundry room two car garage & many more to mention come and bring your buyer to appreciate this newly remodeled Condominium.

24. 2023-06-05
    soldstatus
25. 2023-06-01
    soldstatus Closed
26. 2023-05-17
    listed $195,000 Active
27. 2020-09-30
    soldstatus
28. 2009-07-21
    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: $4,055 · $338/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$62/yr (+$5/mo · 1.5%)

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

Taxation est. · year 1

• Rental income: $17,978
• − Mortgage interest: −$12,603
• − Property taxes: −$4,055
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$6,545
• Taxable loss: −$9,227
• Est. tax savings @ 24.0%: +$2,215
• After-tax cash flow: $-2,922/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
• County: Webb County · 67,333 people
• City population: 67,333
• Metro: Laredo, TX
• Population (ZIP): 67,333
• Household income: $90,608
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1042.0

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 50% White 5%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 26% · Canada
• Languages at home: 16% English-only · Spanish 82%

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: ▼ -88.24%
• Current HPI: 167.3597
• Rent YoY: ▲ 4.70%
• Metro: Laredo, TX
• 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

+15.4% since first listed

19 events — show timeline

• 2026-03-18 Price Changed $225,000 LERA
• 2026-03-17 Price Changed $225,000 LAOR
• 2026-03-06 Price Changed $235,000 LERA
• 2026-02-28 Listing Removed — LERA
• 2026-02-11 Price Changed $234,900 LAOR
• 2026-02-10 Price Changed $245,000 LAOR
• 2026-01-23 Price Changed $255,000 LAOR
• 2026-01-06 Relisted — LAOR
• 2025-12-10 Price Changed $265,000 LAOR
• 2025-11-25 Price Changed $275,000 LERA
• 2025-11-24 Listed $275,000 LERA
• 2025-11-08 Price Changed $275,000 LAOR
• 2025-09-08 Listed $302,000 LERA
• 2025-07-03 Listed $302,000 LAOR
• 2023-06-05 Sold (Public Records) — Public Records
• 2023-06-01 Sold (MLS) — LAOR
• 2023-05-17 Listed $195,000 LAOR
• 2020-09-30 Sold (MLS) — LAOR
• 2009-07-21 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $4,055 · +5.3% YoY. Source: county tax records.