4902 Marcella Ave #115 · Laredo, TX 78041

$87,500

2 bd · 1.0 ba · 802 sqft · Condo public records · 3 Days on market

Built 1981

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Why this score? — see what drove the C+ 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 +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 1,555 sq ft lot
• Built 1981
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $208 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Cap rate 9.2% 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: 124 active listings in the ZIP; 26 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 $605 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago; this cycle's ask is 8650% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $87,500

Questions for the listing agent

1. 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?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.21% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.21%
• DSCR: 1.45
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-873
• Equity at exit: $13,047

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $16,461
• Equity at exit: $7,565

Cash invested: $24,500 (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 78041

• Active inventory: 124
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,062 high
• Mortgage (P&I): −$459
• Tax from tax record: −$135 /mo · $1,622/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $208

Break-even live

Break-even rent $798

Max offer price $87,500

Occupancy floor 75%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5402 Marcella Ave Unit 209B Laredo, TX	2.0	1.5	754	$1,150	$1.53	43d	1	0.26mi
5402 Marcella Ave Unit 103A Laredo, TX	1.0	1.0	754	$925	$1.23	43d	1	0.26mi
5402 Marcella Ave Unit 102A Laredo, TX	2.0	1.5	783	$1,200	$1.53	43d	1	0.26mi
5402 Marcella Ave Unit 201A Laredo, TX	3.0	2.0	807	$1,300	$1.61	43d	1	0.27mi
5402 Marcella Ave Unit 302 A Laredo, TX	2.0	1.5	754	$1,040	$1.38	43d	1	0.27mi
5410 Marcella Ave #9 Laredo, TX	2.0	2.0	945	$1,300	$1.38	43d	1	0.30mi
5410 Marcella Ave Unit 13 Laredo, TX	2.0	2.0	945	$1,200	$1.27	43d	1	0.30mi
4505 Springfield Ave Laredo, TX	1.0–3.0	1.0–2.0	740	$875	$1.18	43d	3	0.31mi
419 W Eistetter St Unit 7 Laredo, TX	2.0	1.0	756	$980	$1.30	43d	1	0.55mi
705 Bustamante St Unit 6 Laredo, TX	2.0	1.0	585	$850	$1.45	43d	1	0.57mi
1204 E Hillside Rd Laredo, TX	1.0–2.0	1.0	755	$950	$1.26	43d	1	0.82mi
1315 E Hillside Rd Laredo, TX	2.0	1.5	920	$1,000	$1.09	43d	1	0.88mi
3801 Salinas Ave Unit 12 Laredo, TX	2.0	1.0	654	$925	$1.41	43d	1	0.97mi
1502 E San Pedro St Unit 11 Laredo, TX	2.0	1.0	793	$900	$1.13	43d	1	0.99mi
1502 E San Pedro St Laredo, TX	2.0	1.0	793	$900	$1.13	43d	1	0.99mi
1303 Philadelphia St Unit 3 Laredo, TX	1.0	1.0	554	$850	$1.53	43d	1	1.00mi
5816 Longoria Loop Laredo, TX	3.0	2.0	1007	$1,300	$1.29	43d	1	1.05mi
508 Gale St Laredo, TX	1.0	1.0	660	$760	$1.15	43d	1	1.19mi
508 Gale St Apt 9 Laredo, TX	2.0	1.0	850	$975	$1.15	43d	1	1.19mi
508 Gale St Apt 21 Laredo, TX	2.0	1.0	850	$950	$1.12	43d	1	1.19mi
1502 Quail Ct Laredo, TX	1.0	1.0	650	$1,100	$1.69	43d	1	1.30mi
1502 Calle del Norte Laredo, TX	1.0	1.0	660	$760	$1.15	43d	1	1.32mi
1502 Calle del Norte Unit 47 Up Laredo, TX	2.0	1.0	850	$950	$1.12	43d	1	1.35mi
1616 Calle del Norte Laredo, TX	1.0–2.0	1.0	755	$950	$1.26	43d	1	1.40mi
2605 Springfield Ave Unit 4 Laredo, TX	2.0	1.0	728	$850	$1.17	43d	1	1.45mi
6718 Springfield Ave Laredo, TX	1.0–3.0	1.0–2.5	967	$1,370	$1.42	43d	13	1.48mi

HOA detail condo

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

Listing history 28 events

1. 2026-06-19
   days on market $87,500 Active 3 DOM
2. 2026-06-18
   days on market $87,500 Active 2 DOM
3. 2026-06-17
   pricedays on marketlisting id $87,500 Active 1 DOM
4. 2026-06-09
   days on market $89,500 Active 123 DOM
5. 2026-06-08
   days on market $89,500 Active 122 DOM
6. 2026-06-07
   days on market $89,500 Active 121 DOM
7. 2026-06-03
   days on market $89,500 Active 117 DOM
8. 2026-06-02
   days on market $89,500 Active 116 DOM
9. 2026-06-01
   days on market $89,500 Active 115 DOM
10. 2026-05-31
    days on market $89,500 Active 114 DOM
11. 2026-05-30
    days on market $89,500 Active 113 DOM
12. 2026-05-07
    price $93,500
13. 2026-04-22
    price $900
14. 2026-04-21
    price $95,000
15. 2026-03-20
    price $950
16. 2026-03-19
    price $97,500
17. 2026-02-09
    listed $1,000
18. 2026-02-07
    listed $100,000 Active
19. 2024-07-27
    historical $900
20. 2024-07-12
    price $900
21. 2024-07-10
    price $90,000
22. 2024-06-23
    listed $950
23. 2024-06-22
    price $92,000
24. 2024-06-15
    historical $1,050
25. 2024-06-04
    price $95,000
26. 2024-05-31
    listed $1,050
27. 2013-12-20
    soldstatus
28. 2009-12-02
    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: $1,622 · $135/mo
• Projected year-2 tax: $1,622 · $135/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $12,743
• − Mortgage interest: −$4,901
• − Property taxes: −$1,622
• − Insurance: −$438
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$2,545
• Taxable income: $1,198
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,213/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
• City population: 67,333
• Population (ZIP): 47,089

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 52% White 5% Asian 1%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 24% · Canada, South Korea
• Languages at home: 14% English-only · Spanish 85%

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: ▼ -188.15%
• Current HPI: 162.152
• 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

+8804.8% since first listed

17 events — show timeline

• 2026-05-07 Price Changed $93,500 LAOR
• 2026-04-22 Price Changed $900 LAOR
• 2026-04-21 Price Changed $95,000 LAOR
• 2026-03-20 Price Changed $950 LAOR
• 2026-03-19 Price Changed $97,500 LAOR
• 2026-02-09 Listed for Rent $1,000 LAOR
• 2026-02-07 Listed $100,000 LAOR
• 2024-07-27 Rental Removed $900 LAOR
• 2024-07-12 Price Changed $900 LAOR
• 2024-07-10 Price Changed $90,000 LAOR
• 2024-06-23 Listed for Rent $950 LAOR
• 2024-06-22 Price Changed $92,000 LAOR
• 2024-06-15 Rental Removed $1,050 LAOR
• 2024-06-04 Price Changed $95,000 LAOR
• 2024-05-31 Listed for Rent $1,050 LAOR
• 2013-12-20 Sold (Public Records) — Public Records
• 2009-12-02 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,622 · +14.9% YoY. Source: county tax records.