1817 1/2 Lincoln St · Laredo, TX 78040

$83,000

4 bd · 1.0 ba · 1,880 sqft · SingleFamily · 253 Days on market

Built 1998 Poor condition 2,334 sqft lot $44/sqft · 53% below area ↓ 31% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

For Sale: 1817 1/2 Lincoln St. R-3 Zone, Fixer Upper Opportunity. Incomplete Construction. Featuring: 4 bedrooms, 2 baths, Family Room or Loft, 2,120 gross building area sqft, walking-distance to Laredo Downtown! Attached Storage Room 120sqft and open porch is 120sqft.

Key facts

• 2,334 sq ft lot
• Built 1998
• Listed 253 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $83k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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 $5k of equity ($574 loan paydown + $4k 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 $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y ago; this cycle's ask is 9122% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $73,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 15.01%
• Cash-on-cash: 31.15%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $177,474
• List price: $83,000
• Delta: -53.23%
• 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: 40.1%
• Equity multiple: 3.46×
• Total profit: $57,235
• Equity at exit: $46,673

10-year hold

• IRR: 38.3%
• Equity multiple: 7.03×
• Total profit: $140,024
• Equity at exit: $80,254

Cash invested: $23,240 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,490 medium
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,245/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $603

Break-even live

Break-even rent $726

Max offer price $83,000

Occupancy floor 55%

Sensitivity live

Price	-10% $661	-5% $632	+0% $603	+5% $575	+10% $546
Rent	-10% $486	-5% $544	+0% $603	+5% $662	+10% $721
Rate	-1.0pp $645	-0.5pp $624	base $603	+0.5pp $582	+1.0pp $560

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $83,000 Active 253 DOM
2. 2026-06-18
   days on market $83,000 Active 251 DOM
3. 2026-06-17
   days on market $83,000 Active 250 DOM
4. 2026-06-16
   days on market $83,000 Active 249 DOM
5. 2026-06-15
   days on market $83,000 Active 248 DOM
6. 2026-06-13
   days on market $83,000 Active 246 DOM
7. 2026-06-12
   days on market $83,000 Active 245 DOM
8. 2026-06-10
   days on market $83,000 Active 242 DOM
9. 2026-06-08
   days on market $83,000 Active 241 DOM
10. 2026-06-08
    days on market $83,000 Active 240 DOM
11. 2026-06-07
    days on market $83,000 Active 239 DOM
12. 2026-06-03
    days on market $83,000 Active 236 DOM
13. 2026-06-02
    days on market $83,000 Active 235 DOM
14. 2026-06-01
    days on market $83,000 Active 234 DOM
15. 2026-05-31
    days on market $83,000 Active 233 DOM
16. 2026-02-04
    historical $900
17. 2026-01-23
    listed $900
18. 2025-12-24
    listed $83,000 Active 269-char remark

    Show marketing remark (269 chars)

    For Sale: 1817 1/2 Lincoln St. R-3 Zone, Fixer Upper Opportunity. Incomplete Construction. Featuring: 4 bedrooms, 2 baths, Family Room or Loft, 2,120 gross building area sqft, walking-distance to Laredo Downtown! Attached Storage Room 120sqft and open porch is 120sqft.

19. 2025-12-10
    historical $850
20. 2025-11-29
    listed $850
21. 2025-11-01
    historical $850
22. 2025-10-11
    price $83,000 141-char remark

    Show marketing remark (141 chars)

    4-bedroom, 1-bathroom home - perfect for investors looking to expand their portfolio. Don't miss this opportunity to invest in this property.

23. 2025-10-10
    listed $81,000 New 141-char remark

    Show marketing remark (141 chars)

    4-bedroom, 1-bathroom home - perfect for investors looking to expand their portfolio. Don't miss this opportunity to invest in this property.

24. 2025-10-09
    price $850
25. 2025-10-02
    listed $900
26. 2025-09-26
    historical $900
27. 2025-09-08
    listed $900
28. 2025-08-31
    historical $900
29. 2025-07-08
    listed $900
30. 2024-12-07
    historical $900
31. 2024-11-11
    listed $900
32. 2024-09-11
    historical $900
33. 2024-09-05
    listed $900
34. 2024-04-12
    historical $900
35. 2024-03-14
    listed $900
36. 2024-03-14
    listed $120,000 Active
37. 2019-11-08
    soldstatus

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $17,876
• − Mortgage interest: −$4,649
• − Property taxes: −$1,245
• − Insurance: −$415
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$2,415
• Taxable income: $6,292
• Est. tax owed @ 24.0%: −$1,510
• After-tax cash flow: $5,729/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. Significant work is needed on the exterior, interior, and plumbing to make it move-in ready.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major exterior gate — Rusted and damaged
• Major flooring — Worn-out and in need of replacement
• Major interior walls — Peeling paint and exposed insulation
• Major bathrooms — Exposed plumbing and missing fixtures
• Major HVAC/mechanicals — No visible systems

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace flooring — Improves living space and adds value
• Both Fix plumbing in bathrooms — Ensures functionality and prevents future issues

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
exterior gate · Rusted and damaged	Major	$15,000–50,000
flooring · Worn-out and in need of replacement	Major	$15,000–50,000
interior walls · Peeling paint and exposed insulation	Major	$15,000–50,000
bathrooms · Exposed plumbing and missing fixtures	Major	$15,000–50,000
HVAC/mechanicals · No visible systems	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace flooring — Improves living space and adds value ↑
• Both Fix plumbing in bathrooms — Ensures functionality and prevents future issues ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-30.8% since first listed

22 events — show timeline

• 2026-02-04 Rental Removed $900 LAOR
• 2026-01-23 Listed for Rent $900 LAOR
• 2025-12-24 Listed $83,000 LAOR
• 2025-12-10 Rental Removed $850 SABOR
• 2025-11-29 Listed for Rent $850 SABOR
• 2025-11-01 Rental Removed $850 SABOR
• 2025-10-11 Price Changed $83,000 LERA
• 2025-10-10 Listed $81,000 LERA
• 2025-10-09 Price Changed $850 SABOR
• 2025-10-02 Listed for Rent $900 SABOR
• 2025-09-26 Rental Removed $900 LAOR
• 2025-09-08 Listed for Rent $900 LAOR
• 2025-08-31 Rental Removed $900 LAOR
• 2025-07-08 Listed for Rent $900 LAOR
• 2024-12-07 Rental Removed $900 LAOR
• 2024-11-11 Listed for Rent $900 LAOR
• 2024-09-11 Rental Removed $900 LAOR
• 2024-09-05 Listed for Rent $900 LAOR
• 2024-04-12 Rental Removed $900 LAOR
• 2024-03-14 Listed for Rent $900 LAOR
• 2024-03-14 Listed $120,000 LAOR
• 2019-11-08 Sold (MLS) — LAOR