4523 La Cienega Ln · Laredo, TX 78046

$149,900

4 bd · 2.0 ba · 2,309 sqft · SingleFamily public records · 88 Days on market

Built 1995 Fair condition 5,060 sqft lot $65/sqft · 41% below area Est $255k · 41% under ↓ 3% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell. Amazing spacious home will not last. Call today.

Key facts

• 5,060 sq ft lot
• Built 1995
• Listed 87 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.2% 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: crime C-, employment D+, amenities F.
• 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.
• Zoned schools: Rodolfo C Centeno El (math 16% / reading 26%, grade F, #3,492 of 4,322 statewide, top 81%, 776 students, 88% FRL); Los Obispos Middle (math 32% / reading 30%, grade F, #1,015 of 1,662 statewide, top 62%, 716 students, 94% FRL); Lyndon B Johnson (math 25% / reading 36%, grade F, #1,085 of 1,632 statewide, top 67%, 3,252 students, 91% FRL) — zoned schools average 91% FRL vs 72% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 878 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• This rent runs 44% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.30% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.49%
• DSCR: 1.60
• GRM: 6.4

CMA / ARV

• ARV (median comp): $255,272
• List price: $149,900
• Delta: -41.28%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3012 St Isaac Lp Loop	1.40mi	6/3.5 (+2)	2,426 (+5%)	0mo	$260,000	$107	40
4411 Gloria Dr	0.76mi	4/2.5	2,377 (+3%)	51mo	$269,500	$113	38
630 Susie Dr	0.90mi	3/2.5 (-1)	1,820 (-21%)	0mo	$150,000	$82	33
4416 Chawita Dr	0.69mi	3/3.0 (-1)	2,188 (-5%)	49mo	$250,000	$114	30
2704 Red Poll Dr	2.01mi	4/3.0	2,737 (+18%)	36mo	$365,000	$133	16
108 Alicante Dr	1.74mi	5/2.5 (+1)	1,672 (-28%)	35mo	$129,900	$78	13

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $5,805
• Equity at exit: $22,351

10-year hold

• IRR: 13.1%
• Equity multiple: 2.05×
• Total profit: $43,943
• Equity at exit: $12,961

Cash invested: $41,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 33 active
• Months of supply: 198.0 mo (1%/mo absorbed)
• Median asking: $285,000 ($146/sqft)
• Median days on market: 117 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -24.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78046

• Home prices YoY: -13.0%
• Active inventory: 878
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$786
• Tax from tax record: −$218 /mo · $2,622/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $472

Break-even live

Break-even rent $1,351

Max offer price $149,900

Occupancy floor 71%

Sensitivity live

Price	-10% $557	-5% $514	+0% $472	+5% $429	+10% $387
Rent	-10% $318	-5% $395	+0% $472	+5% $549	+10% $626
Rate	-1.0pp $547	-0.5pp $510	base $472	+0.5pp $433	+1.0pp $393

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: $37,475
• Closing costs: $4,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3912 Texas Dr Laredo, TX	4.0	3.0	1672	$1,950	$1.17	51d	1	0.65mi
4320 Dorothy Dr Laredo, TX	4.0	2.5	1653	$1,850	$1.12	12d	1	0.73mi
4222 Lorisa Dr Laredo, TX	4.0	2.5	1903	$2,200	$1.16	51d	1	0.74mi
4304 Alexis Dr Laredo, TX	3.0	2.0	1680	$1,700	$1.01	51d	1	0.75mi
4305 Alina Dr Laredo, TX	3.0	2.5	1736	$1,850	$1.07	184d	1	0.86mi
2525 Alegria St Laredo, TX	4.0	3.0	2018	$2,000	$0.99	0d	1	0.86mi
3508 Eduardo E Hayes Rd Laredo, TX	3.0	2.5	1820	$2,100	$1.15	184d	1	1.40mi
3402 La Terraza Way Laredo, TX	3.0	2.5	1643	$1,950	$1.19	6d	1	1.49mi

Listing history 10 events

1. 2026-06-09
   days on market $149,900 Active 88 DOM
2. 2026-06-08
   days on market $149,900 Active 87 DOM
3. 2026-06-07
   days on market $149,900 Active 86 DOM
4. 2026-06-03
   days on market $149,900 Active 82 DOM
5. 2026-06-02
   days on market $149,900 Active 81 DOM
6. 2026-06-01
   days on market $149,900 Active 80 DOM
7. 2026-05-31
   days on market $149,900 Active 79 DOM
8. 2026-05-30
   days on market $149,900 Active 78 DOM
9. 2026-05-02
   price $149,900 64-char remark

   Show marketing remark (64 chars)

   Priced to sell. Amazing spacious home will not last. Call today.

10. 2026-03-13
    listed $154,900 Active 64-char remark

    Show marketing remark (64 chars)

    Priced to sell. Amazing spacious home will not last. Call today.

ⓘ 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: $2,622 · $218/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$122/yr (+$10/mo · 4.6%)

ⓘ 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 6/10 Major
• 🌡 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: $23,374
• − Mortgage interest: −$8,397
• − Property taxes: −$2,622
• − Insurance: −$750
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$4,361
• Taxable income: $3,506
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $4,820/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

Fair 45/100 Moderate rehab Est. rehab $57,725–$103,905 screening

This home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the kitchen, bathrooms, exterior, and landscaping. Upgrades in these areas would significantly enhance its resale and rental value.

Components & finishes AI

Flooring tile

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Hvac (hvac) — No HVAC unit visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior walls or siding visible in photos

Repairs flagged

• Moderate kitchen cabinets — Worn appearance
• Minor bathroom fixtures — Clean but dated design
• Minor exterior fencing — Aged appearance
• Minor landscaping — Sparse and in need of maintenance

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Install new bathroom fixtures — Modern fixtures enhance functionality and appeal ↑
• Both Upgrade landscaping — Improved landscaping enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Rodolfo C Centeno El F TX #3,492/4,322 Nat'l #33,016/41,679 Middle Los Obispos Middle F TX #1,015/1,662 Nat'l #8,646/14,009 High Lyndon B Johnson F TX #1,085/1,632 Nat'l #10,882/17,239

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

B Composite livability gradescore 73/100

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 · 301,387 people
• City population: 67,333
• Metro: Laredo, TX
• Population (ZIP): 71,965
• Household income: $53,601
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 53% White 2%
• Hispanic origin (detail): Mexican 92%
• Languages at home: 9% English-only · Spanish 91%

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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: ▼ -29.36%
• Current HPI: 196.8153
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-3.2% since first listed

2 events — show timeline

• 2026-05-02 Price Changed $149,900 LAOR
• 2026-03-13 Listed $154,900 LAOR

Property tax history

+4.1%/yr

Latest (2025): $2,622 · +2.7% YoY. Source: county tax records.