305 Laredo St · Freer, TX 78357

$100,000

3 bd · 2.0 ba · 1,746 sqft · SingleFamily public records · 621 Days on market

Built 1900 0.33 ac lot $57/sqft · 7% below area Est $107k · 7% under ↓ 8% 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 +10.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* LARGE PRICE REDUCTION! * Buyers, this home is in a nice location & includes approx. 1/3 of an acre! The home has 3 bedrooms, 2 full bathrooms, a 2-car detached carport & a shop in the back that has a sliding door facing the alley. There is also an RV hookup. The metal roof was replaced in 2017 & the Central Air/Heat was replaced in 2018-2019. The front & back yards are fenced. The electric stove will stay! Home needs some repairs & TLC. This property will be sold "AS IS. " NOTE: 1900 is NOT the year built. This is the default # required when the actual year built is unknown. NO SELLER FINANCING AVAILABLE.

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#643 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, health & safety C-, schools F.
• Freer ISD (rural): math 34% / reading 31% proficiency, ranked #575 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $684 of equity ($691 loan paydown + $-7 appreciation (-0.0% local appreciation)).
• Duval County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 621 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 621 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.33% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.50%
• DSCR: 1.60
• GRM: 6.3

CMA / ARV

• ARV (median comp): $107,371
• List price: $100,000
• Delta: -6.87%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-0.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.61×
• Total profit: $17,161
• Equity at exit: $29,004

10-year hold

• IRR: 17.5%
• Equity multiple: 2.93×
• Total profit: $54,064
• Equity at exit: $34,838

Cash invested: $28,000 (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 78357

• Home prices YoY: -0.0%
• Active inventory: 19
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$170 /mo · $2,039/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $315

Break-even live

Break-even rent $932

Max offer price $100,000

Occupancy floor 71%

Sensitivity live

Price	-10% $372	-5% $343	+0% $315	+5% $287	+10% $259
Rent	-10% $210	-5% $263	+0% $315	+5% $368	+10% $420
Rate	-1.0pp $365	-0.5pp $341	base $315	+0.5pp $289	+1.0pp $263

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $100,000 Active 621 DOM
2. 2026-06-18
   days on market $100,000 Active 619 DOM
3. 2026-06-17
   days on market $100,000 Active 618 DOM
4. 2026-06-16
   days on market $100,000 Active 617 DOM
5. 2026-06-15
   days on market $100,000 Active 616 DOM
6. 2026-06-13
   days on market $100,000 Active 614 DOM
7. 2026-06-12
   days on market $100,000 Active 613 DOM
8. 2026-06-09
   days on market $100,000 Active 610 DOM
9. 2026-06-08
   days on market $100,000 Active 609 DOM
10. 2026-06-08
    days on market $100,000 Active 608 DOM
11. 2026-06-05
    days on market $100,000 Active 606 DOM
12. 2026-06-03
    days on market $100,000 Active 604 DOM
13. 2026-06-02
    days on market $100,000 Active 603 DOM
14. 2026-06-02
    price $100,000 Active 602 DOM
15. 2026-06-01
    days on market $119,000 Active 602 DOM
16. 2026-05-31
    days on market $119,000 Active 601 DOM
17. 2025-04-08
    price $119,000 656-char remark

    Show marketing remark (656 chars)

    * LARGE PRICE REDUCTION! * Buyers, this home is in a nice location & includes approx. 1/3 of an acre! The home has 3 bedrooms, 2 full bathrooms, a 2-car detached carport & a shop in the back that has a sliding door facing the alley. There is also an RV hookup. The metal roof was replaced in 2017 & the Central Air/Heat was replaced in 2018-2019. The front & back yards are fenced. The electric stove will stay! Home needs some repairs & TLC. This property will be sold "AS IS. " NOTE: 1900 is NOT the year built. This is the default # required when the actual year built is unknown. NO SELLER FINANCING AVAILABLE.

18. 2024-10-07
    listed $129,995 Active 656-char remark

    Show marketing remark (656 chars)

    * LARGE PRICE REDUCTION! * Buyers, this home is in a nice location & includes approx. 1/3 of an acre! The home has 3 bedrooms, 2 full bathrooms, a 2-car detached carport & a shop in the back that has a sliding door facing the alley. There is also an RV hookup. The metal roof was replaced in 2017 & the Central Air/Heat was replaced in 2018-2019. The front & back yards are fenced. The electric stove will stay! Home needs some repairs & TLC. This property will be sold "AS IS. " NOTE: 1900 is NOT the year built. This is the default # required when the actual year built is unknown. NO SELLER FINANCING AVAILABLE.

19. 2018-08-06
    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: $2,039 · $170/mo
• Projected year-2 tax: $2,039 · $170/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $15,966
• − Mortgage interest: −$5,602
• − Property taxes: −$2,039
• − Insurance: −$500
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$2,909
• Taxable income: $2,362
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $3,214/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: Freer ISD
• NCES district ID: 4819820
• Math proficiency: 34% ▼ -2.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $43,849
• Composite: 27.71/100
• National rank: #6910
• State rank: #575 of 826 in TX

Livability — Freer

• Score: 66/100
• State rank: #643
• US rank: #12210

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment C- Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freer, TX
• Population (ZIP): 2,726

Population outlook (Duval County) Hauer SSP2

• Today (2025): 10,826 people
• By 2030: 10,531 · -2.7%
• By 2040: 10,015 · -7.5%
• By 2050: 9,560 · -11.7%
• By 2075: 8,442 · -22.0%
• By 2100: 6,686 · -38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 39% White 23%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 54% English-only · Spanish 41% German/W. Germanic 6%

Political lean MEDSL · Duval

• 2024 margin: Lean R (+9.8) · D 44.9% · R 54.7%
• 2008→2024 swing: -60.2pp toward R · 2008: 50.4pp · 2024: -9.8pp
• All cycles: 2024: R+9.8 2020: D+2.6 2016: D+35.3 2012: D+54.2 2008: D+50.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.01%
• Current HPI: 98.4455
• 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

-8.5% since first listed

3 events — show timeline

• 2025-04-08 Price Changed $119,000 CBMLS
• 2024-10-07 Listed $129,995 CBMLS
• 2018-08-06 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,039 · -2.5% YoY. Source: county tax records.