201 Vidaurri Ave · Laredo, TX 78040

$120,000

5 bd · 2.0 ba · 1,889 sqft · SingleFamily public records · 265 Days on market

Built 1972 0.28 ac lot $64/sqft · 32% below area Est $177k · 32% under ↓ 9% since listing

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Why this score? — see what drove the B 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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• Appreciation +7.5/10.0
• 1% rule +7.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Large Home 1,889 sqft and a Huge corner lot, 12,346 SQFT! Located downtown Laredo, Texas. Embrace the best of both worlds with this prime location just a short walk to the Rio Grande or the famous River Drive Mall aka 'The Outlet Shoppes at Laredo". Experience the charm and cultural richness of neighboring Mexico right at your doorstep in this great gateway border. Property needs repairs.

Key facts

• Large corner lot
• Multiple adus
• Prime location

Tags

• LARGE CORNER LOT
• MULTIPLE ADUS
• PRIME LOCATION
• WALKING DISTANCE TO RIO GRANDE

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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+.
• 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.
• Market conditions: 68 active listings in the ZIP; 1,448 units permitted in Webb County in 2024 (245 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($830 loan paydown + $6k appreciation (4.9% local appreciation)).
• Webb County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 265 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 6.7

CMA / ARV

• ARV (median comp): $177,474
• List price: $120,000
• Delta: -32.38%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.8%
• Equity multiple: 2.25×
• Total profit: $41,981
• Equity at exit: $67,480

10-year hold

• IRR: 19.7%
• Equity multiple: 4.41×
• Total profit: $114,621
• Equity at exit: $116,030

Cash invested: $33,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,491 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$267 /mo · $3,207/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $231

Break-even live

Break-even rent $1,198

Max offer price $120,000

Occupancy floor 80%

Sensitivity live

Price	-10% $299	-5% $265	+0% $231	+5% $197	+10% $163
Rent	-10% $113	-5% $172	+0% $231	+5% $290	+10% $349
Rate	-1.0pp $292	-0.5pp $262	base $231	+0.5pp $200	+1.0pp $168

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $120,000 Active 265 DOM
2. 2026-06-18
   days on market $120,000 Active 263 DOM
3. 2026-06-17
   days on market $120,000 Active 262 DOM
4. 2026-06-16
   days on market $120,000 Active 261 DOM
5. 2026-06-15
   days on market $120,000 Active 260 DOM
6. 2026-06-13
   days on market $120,000 Active 258 DOM
7. 2026-06-12
   days on market $120,000 Active 257 DOM
8. 2026-06-10
   days on market $120,000 Active 254 DOM
9. 2026-06-08
   days on market $120,000 Active 253 DOM
10. 2026-06-08
    days on market $120,000 Active 252 DOM
11. 2026-06-07
    days on market $120,000 Active 251 DOM
12. 2026-06-03
    days on market $120,000 Active 248 DOM
13. 2026-06-02
    days on market $120,000 Active 247 DOM
14. 2026-06-01
    days on market $120,000 Active 246 DOM
15. 2026-05-31
    days on market $120,000 Active 245 DOM
16. 2026-01-04
    listed $150,000 Active 396-char remark

    Show marketing remark (396 chars)

    Large Home 1,889 sqft and a Huge corner lot, 12,346 SQFT! Located downtown Laredo, Texas. Embrace the best of both worlds with this prime location just a short walk to the Rio Grande or the famous River Drive Mall aka 'The Outlet Shoppes at Laredo". Experience the charm and cultural richness of neighboring Mexico right at your doorstep in this great gateway border. Property needs repairs.

17. 2025-10-16
    price $120,000 504-char remark

    Show marketing remark (504 chars)

    Property located in Western Division, Laredo, Texas 78040, per Webb CAD property ID #162512. Large Corner Lot and Home with living area 1,889 sq ft. This property was can be converted into multiple ADUs back and forth to maximize potential rental income for potential investors. Lot size 12,346 SQFT! Located downtown Laredo, Texas. Embrace the best of both Mex-Tex worlds with this prime location walking distance to the Rio Grande or the famous River Drive Mall aka 'The Outlet Shoppes at Laredo"

18. 2025-09-29
    listed $150,000 New 504-char remark

    Show marketing remark (504 chars)

    Property located in Western Division, Laredo, Texas 78040, per Webb CAD property ID #162512. Large Corner Lot and Home with living area 1,889 sq ft. This property was can be converted into multiple ADUs back and forth to maximize potential rental income for potential investors. Lot size 12,346 SQFT! Located downtown Laredo, Texas. Embrace the best of both Mex-Tex worlds with this prime location walking distance to the Rio Grande or the famous River Drive Mall aka 'The Outlet Shoppes at Laredo"

19. 2025-09-11
    price $145,000
20. 2025-09-06
    listed $150,000 Active
21. 2025-06-04
    listed $150,000 Active
22. 2025-05-02
    price $150,000
23. 2025-03-28
    price $130,000
24. 2024-12-27
    listed $140,000 Active
25. 2024-09-16
    price $140,000
26. 2024-06-26
    listed $165,000 Active
27. 2023-04-17
    soldstatus
28. 2020-01-16
    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: $3,207 · $267/mo
• Projected year-2 tax: $3,207 · $267/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 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: $17,888
• − Mortgage interest: −$6,722
• − Property taxes: −$3,207
• − Insurance: −$600
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$3,491
• Taxable income: $1,007
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $2,532/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

-9.1% since first listed

13 events — show timeline

• 2026-01-04 Listed $150,000 LAOR
• 2025-10-16 Price Changed $120,000 LERA
• 2025-09-29 Listed $150,000 LERA
• 2025-09-11 Price Changed $145,000 LAOR
• 2025-09-06 Listed $150,000 LAOR
• 2025-06-04 Listed $150,000 LAOR
• 2025-05-02 Price Changed $150,000 LAOR
• 2025-03-28 Price Changed $130,000 LAOR
• 2024-12-27 Listed $140,000 LAOR
• 2024-09-16 Price Changed $140,000 LAOR
• 2024-06-26 Listed $165,000 LAOR
• 2023-04-17 Sold (Public Records) — Public Records
• 2020-01-16 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,207 · +0.1% YoY. Source: county tax records.