2818 Mendiola Ave · Laredo, TX 78043

$115,000

3 bd · 1.0 ba · 728 sqft · Manufactured public records · 64 Days on market

Built 1984 4,822 sqft lot $158/sqft · 22% above area Est $208k · 45% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.9/30.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

House-Like Addition: Unlike a standard mobile home, the custom addition provides extra square footage and enhanced curb appeal, giving the structure a permanent, residential look. Situated on a generous lot in an R-3 (Mixed Residential District) zone, this property offers significant flexibility for future improvements or expansion.

Key facts

• 4,822 sq ft lot
• Built 1984
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (22.6% below list).
• Recommended offer: $89k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.1% in Laredo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 126 active listings in the ZIP; 6 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; 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 $795 of loan paydown is wiped out by about $3k 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 64 days — a 6% lower offer ($108k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,955 (22.6% 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 64 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.77% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.43%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $207,503
• List price: $115,000
• Delta: -44.58%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.0%
• Equity multiple: 0.24×
• Total profit: $-24,481
• Equity at exit: $17,147

10-year hold

• IRR: -15.9%
• Equity multiple: 0.11×
• Total profit: $-28,807
• Equity at exit: $9,943

Cash invested: $32,200 (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 78043

• Home prices YoY: -18.9%
• Active inventory: 126
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $890 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $-92

Break-even live

Break-even rent $1,006

Max offer price $101,688

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2704 E Kearney St Unit 2 Laredo, TX	2.0	1.0	750	$750	$1.00	44d	1	0.70mi
2605 Springfield Ave Unit 4 Laredo, TX	2.0	1.0	728	$850	$1.17	44d	1	0.77mi
615 E Lane St Unit 1 Laredo, TX	2.0	1.0	650	$1,100	$1.69	44d	1	0.89mi
705 Bustamante St Unit 6 Laredo, TX	2.0	1.0	585	$850	$1.45	44d	1	1.00mi
2620 Laredo St Unit 2 Laredo, TX	2.0	1.0	576	$800	$1.39	44d	1	1.18mi
4505 Springfield Ave Laredo, TX	1.0–3.0	1.0–2.0	740	$1,050	$1.42	44d	3	1.27mi

Listing history 17 events

1. 2026-06-18
   days on market $115,000 Active 64 DOM
2. 2026-06-17
   days on market $115,000 Active 63 DOM
3. 2026-06-16
   days on market $115,000 Active 62 DOM
4. 2026-06-15
   days on market $115,000 Active 61 DOM
5. 2026-06-13
   days on market $115,000 Active 59 DOM
6. 2026-06-12
   days on market $115,000 Active 58 DOM
7. 2026-06-10
   days on market $115,000 Active 55 DOM
8. 2026-06-08
   days on market $115,000 Active 54 DOM
9. 2026-06-08
   days on market $115,000 Active 53 DOM
10. 2026-06-07
    days on market $115,000 Active 52 DOM
11. 2026-06-03
    days on market $115,000 Active 49 DOM
12. 2026-06-02
    days on market $115,000 Active 48 DOM
13. 2026-06-01
    days on market $115,000 Active 47 DOM
14. 2026-05-31
    days on market $115,000 Active 46 DOM
15. 2026-05-04
    soldstatus
16. 2026-04-16
    listed $115,000 Active 334-char remark

    Show marketing remark (334 chars)

    House-Like Addition: Unlike a standard mobile home, the custom addition provides extra square footage and enhanced curb appeal, giving the structure a permanent, residential look. Situated on a generous lot in an R-3 (Mixed Residential District) zone, this property offers significant flexibility for future improvements or expansion.

17. 2000-12-21
    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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $10,675
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$3,345
• Taxable loss: −$3,121
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $-355/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): 44,044

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 58% White 2%
• Hispanic origin (detail): Mexican 92%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 12% English-only · Spanish 88%

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: ▼ -38.11%
• Current HPI: 163.8209
• 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 events — show timeline

• 2026-05-04 Sold (Public Records) — Public Records
• 2026-04-16 Listed $115,000 LAOR
• 2000-12-21 Sold (Public Records) — Public Records

Property tax history

-2.8%/yr

Latest (2025): $159 · -3.0% YoY. Source: county tax records.