8216 Casa Verde Rd Unit C136 · Laredo, TX 78041

$222,000

3 bd · 2.5 ba · 1,464 sqft · Condo public records · 4 Days on market

Built 2012

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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 +12.8/30.0
• ARV discount +7.5/15.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• 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

Listing remarks

2nd-floor corner condo in North Laredo's gated Floridian community! This 3BR/2.5BA gem boasts 1,444 sq. feet of living area with tile floors and sleek granite countertops throughout. Features a Jack-and-Jill bath layout and 3 private balconies perfect for relaxing. Enjoy resort-style amenities: a sparkling pool, palapa, full court basketball court, and BBQ areas. Condo is near TAMIU, restaurants, shopping centers, and Loop 20.

Key facts

• Gated community
• Private balconies
• Corner condo

Tags

• CORNER CONDO
• GATED COMMUNITY
• JACK-AND-JILL BATH
• PRIVATE BALCONIES
• RESORT-STYLE AMENITIES
• FULL COURT BASKETBALL COURT

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Underground utilities
• Home design: Condo/Townhouse; Residential property; 2 stories
• Construction: Stucco construction; Slab foundation
• Exterior features: Level lot; Gated community

Interior

• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Smoke detector(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $222k.

Deal economics

• At list price, monthly cash flow is $-19 ($-229/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (11.0% below list).
• Recommended offer: $198k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 10 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 $2k of loan paydown is wiped out by about $7k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $154k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $197,652 (11.0% 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. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.89% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 9.4

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-37,129
• Equity at exit: $33,101

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-33,657
• Equity at exit: $19,195

Cash invested: $62,160 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$1,164
• Tax from tax record: −$324 /mo · $3,886/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-19

Break-even live

Break-even rent $2,001

Max offer price $218,633

Occupancy floor 96%

Sensitivity live

Price	-10% $107	-5% $44	+0% $-19	+5% $-82	+10% $-145
Rent	-10% $-175	-5% $-97	+0% $-19	+5% $59	+10% $137
Rate	-1.0pp $93	-0.5pp $37	base $-19	+0.5pp $-77	+1.0pp $-135

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7126 Rosson Rd Unit 107 Laredo, TX	2.0	2.0	996	$1,300	$1.31	44d	1	0.54mi
7525 Cresta Bella St Laredo, TX	3.0	2.5	1790	$2,550	$1.42	44d	1	0.56mi
7550 Country Club Dr Laredo, TX	1.0–3.0	1.0–2.0	826	$1,760	$2.13	44d	23	0.93mi
7521 Country Club Dr Unit 106 Laredo, TX	3.0	2.5	1817	$2,800	$1.54	44d	1	0.94mi
7613 King Arthurs Ct Laredo, TX	1.0–3.0	1.5–2.5	1160	$2,200	$1.90	44d	1	0.95mi
7605 Green Meadow Dr Laredo, TX	2.0	2.0	980	$1,225	$1.25	44d	2	0.99mi
6002 Amir Dr Laredo, TX	4.0	2.5	1826	$2,500	$1.37	44d	1	1.01mi
1601 Jacaman Rd Laredo, TX	2.0	2.0	1005	$1,349	$1.34	44d	1	1.08mi
1609 Suldana Ave Unit 323 Laredo, TX	3.0	2.5	1638	$1,800	$1.10	44d	1	1.10mi
1609 Suldana Ave #327 Laredo, TX	3.0	2.5	1638	$1,850	$1.13	44d	1	1.10mi

HOA detail condo

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

Listing history 5 events

1. 2026-06-19
   days on market $222,000 Active 4 DOM
2. 2026-06-18
   days on market $222,000 Active 3 DOM
3. 2026-06-17
   days on market $222,000 Active 2 DOM
4. 2026-06-15
   remarks 430-char remark
5. 2026-06-15
   listed $222,000 Active 1 DOM

ⓘ 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: $3,886 · $324/mo
• Projected year-2 tax: $4,063 · $339/mo
• Expected delta: +$177/yr (+$15/mo · 4.5%)

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

Taxation est. · year 1

• Rental income: $23,718
• − Mortgage interest: −$12,435
• − Property taxes: −$3,886
• − Insurance: −$1,110
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$6,458
• Taxable loss: −$3,966
• Est. tax savings @ 24.0%: +$952
• After-tax cash flow: $723/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

+44.4% since first listed

4 events — show timeline

• 2026-06-15 Listed $222,000 LAOR
• 2022-08-15 Sold (Public Records) — Public Records
• 2018-11-26 Sold (Public Records) — Public Records
• 2013-07-19 Sold (Public Records) $153,790 Public Records

Property tax history

+0.8%/yr

Latest (2025): $3,886 · +1.0% YoY. Source: county tax records.