1027 Yellow Birch Dr #0 · Laredo, TX 78045

$2,300

3 bd · 2.5 ba · 1,776 sqft · SingleFamily · 21 Days on market

Built 2025 3,521 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 3,521 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Subdivision: Parkway Residence

Exterior

• Parking: Attached concrete garage with 2 spaces
• Utilities: Public water; Underground utilities
• Home design: Condo/Townhouse; Residential property; 2 stories
• Construction: Stucco construction; Slab foundation
• Exterior features: Wood fencing; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Kitchen island; Smoke detector(s)

🏷️ Possibly a rental listed for sale. The $2,300 price doesn't fit this home's estimated sale value (~$284,160) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Recommended offer: $2k (1.5% below list) — sets the bar for market timing.
• Cap rate 843.7% 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: Rents rising fast (+4.7%/yr); 383 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $16 of loan paydown is wiped out by about $69 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $644 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($2k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,265 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 89.21% ✓
• Cap rate: 843.67%
• Cash-on-cash: 2990.62%
• DSCR: 134.07
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $284,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1405 Chital Dr	0.48mi	4/2.5 (+1)	1,929 (+9%)	4mo	$309,000	$160	56

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 · 4.7% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 164.74×
• Total profit: $105,448
• Equity at exit: $343

10-year hold

• IRR: —
• Equity multiple: 371.71×
• Total profit: $238,736
• Equity at exit: $199

Cash invested: $644 (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: 0.1×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$12
• Tax est. 1.5%: −$3 /mo · $34/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $1,605

Break-even live

Break-even rent $20

Max offer price $2,300

Occupancy floor 17%

Sensitivity live

Price	-10% $1,607	-5% $1,606	+0% $1,605	+5% $1,604	+10% $1,603
Rent	-10% $1,443	-5% $1,524	+0% $1,605	+5% $1,686	+10% $1,767
Rate	-1.0pp $1,606	-0.5pp $1,606	base $1,605	+0.5pp $1,604	+1.0pp $1,604

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: $575
• Closing costs: $69
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10510 Sandia Dr #402 Laredo, TX	3.0	2.5	1405	$1,700	$1.21	44d	1	0.29mi
1614 Summit Dr Laredo, TX	3.0	3.5	2338	$2,400	$1.03	44d	1	0.33mi
9804 Cantera Ct #47 Laredo, TX	3.0	2.0	1232	$1,450	$1.18	44d	1	0.53mi
1000 Ranchway Dr #67 Laredo, TX	3.0	3.0	1406	$1,600	$1.14	44d	1	0.66mi
9805 Sterling Loop #201 Laredo, TX	3.0	2.0	1316	$1,600	$1.22	45d	1	0.69mi
9653 McPherson Rd Laredo, TX	3.0	2.5	1764	$2,275	$1.29	44d	2	0.71mi
305 Deer Path Loop Laredo, TX	3.0	2.5	2019	$3,500	$1.73	44d	1	0.72mi
202 Deer Path Loop Laredo, TX	3.0	2.5	1912	$2,300	$1.20	44d	1	0.74mi
423 Deer Path Loop Laredo, TX	4.0	2.5	1803	$2,300	$1.28	44d	1	0.80mi
425 Deer Path Loop Laredo, TX	3.0	2.5	1852	$3,500	$1.89	44d	1	0.80mi
510 Deer Path Loop Laredo, TX	3.0	2.5	1852	$2,300	$1.24	44d	1	0.81mi
510 Shiloh Dr Unit 402 Laredo, TX	3.0	2.5	1355	$1,850	$1.37	44d	1	0.98mi
506 Shiloh Dr #9 Laredo, TX	3.0	2.0	1240	$1,650	$1.33	44d	1	1.00mi
2445 Monarch Dr #704 Laredo, TX	3.0	2.5	1493	$1,850	$1.24	44d	1	1.04mi
2619 San Isidro Pkwy Unit 305 Laredo, TX	2.0	2.5	1306	$1,800	$1.38	44d	1	1.04mi
2619 San Isidro Pkwy #603 Laredo, TX	2.0	2.5	1406	$1,750	$1.24	44d	1	1.07mi
411 Shiloh Dr Unit 9 Laredo, TX	3.0	2.5	1750	$1,675	$0.96	44d	1	1.14mi
1513 Sweden Ln Laredo, TX	3.0	2.0	1588	$1,800	$1.13	44d	1	1.18mi
8801 McPherson Rd Unit 4 B Laredo, TX	3.0	2.5	1520	$1,650	$1.09	44d	1	1.18mi
705 Puig Dr Laredo, TX	3.0	2.0	1753	$2,200	$1.25	44d	1	1.21mi
9812 Caddo Loop Laredo, TX	4.0	2.5	1748	$2,250	$1.29	44d	1	1.43mi
10702 Patron Loop Laredo, TX	3.0	2.0	1654	$2,250	$1.36	44d	1	1.44mi

Listing history 15 events

1. 2026-06-17
   days on market $2,300 Active 21 DOM
2. 2026-06-16
   days on market $2,300 Active 20 DOM
3. 2026-06-15
   days on market $2,300 Active 19 DOM
4. 2026-06-14
   days on market $2,300 Active 17 DOM
5. 2026-06-13
   days on market $2,300 Active 16 DOM
6. 2026-06-10
   days on market $2,300 Active 14 DOM
7. 2026-06-09
   days on market $2,300 Active 13 DOM
8. 2026-06-08
   days on market $2,300 Active 12 DOM
9. 2026-06-07
   days on market $2,300 Active 11 DOM
10. 2026-06-03
    days on market $2,300 Active 7 DOM
11. 2026-06-02
    days on market $2,300 Active 6 DOM
12. 2026-06-01
    days on market $2,300 Active 5 DOM
13. 2026-05-31
    days on market $2,300 Active 4 DOM
14. 2026-05-30
    days on market $2,300 Active 3 DOM
15. 2026-05-27
    listed $2,300 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,621
• − Mortgage interest: −$129
• − Property taxes: −$34
• − Insurance: −$12
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$67
• Taxable income: $20,440
• Est. tax owed @ 24.0%: −$4,906
• After-tax cash flow: $14,354/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

1 event — show timeline

• 2026-05-27 Listed $2,300 LAOR