8801 Mcpherson Rd Unit 2E · Laredo, TX 78045

$219,500

4 bd · 3.0 ba · 1,640 sqft · SingleFamily · 97 Days on market

Built 1995 Average condition 2,210 sqft lot 2-car garage $134/sqft · 27% below area Est $299k · 27% under ↓ 9% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful two-story townhouse featuring 4 spacious bedrooms, 3 full bathrooms, and one bedroom is on entry level—ideal for a guest space. Located in a centrally situated, gated community, this home offers both convenience and security. Residents enjoy access to a community pool, making it perfect for relaxation and entertaining. Thoughtfully designed layout with comfortable living areas, ideal for modern living.

Key facts

• Gated community
• Community pool
• Two story townhouse

Tags

• TWO STORY TOWNHOUSE
• GATED COMMUNITY
• COMMUNITY POOL
• THOUGHTFULLY DESIGNED LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $220k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $38 ($459/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (10.3% below list).
• Recommended offer: $197k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Matias De Llano El (math 30% / reading 41%, grade F, #1,946 of 4,322 statewide, top 45%, 400 students, 70% FRL); Trautmann Middle (math 36% / reading 47%, grade F, #595 of 1,662 statewide, top 37%, 683 students, 63% FRL); United H S (math 36% / reading 59%, grade D, #583 of 1,632 statewide, top 36%, 3,644 students, 62% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 689 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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

• It's been on market 97 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $196,861 (10.3% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $299,143
• List price: $219,500
• Delta: -26.62%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1240 Whisper Hl	0.34mi	3/2.5 (-1)	1,796 (+10%)	26mo	$310,900	$173	41
108 E Del Mar Blvd	1.65mi	4/2.0	1,640 (0%)	54mo	$230,000	$140	41
1508 Summit Dr	0.93mi	4/2.0	1,629 (-1%)	43mo	$289,000	$177	40
8904 Crossway Dr	0.63mi	3/2.0 (-1)	1,389 (-15%)	0mo	$207,000	$149	36
10706 International Blvd #106	1.47mi	3/2.0 (-1)	1,402 (-14%)	0mo	$212,000	$151	32
1405 Chital Dr	1.03mi	4/2.5	1,929 (+18%)	8mo	$309,000	$160	31
114 Northview Dr	1.30mi	3/2.0 (-1)	1,539 (-6%)	53mo	$194,900	$127	26
9109 Snow Falls Dr	1.39mi	3/2.0 (-1)	1,498 (-9%)	57mo	$230,000	$154	22
415 Amador Salinas Dr	1.05mi	4/2.0	1,900 (+16%)	41mo	$322,000	$169	16
2021 Manzanares Dr	0.94mi	4/2.0	1,896 (+16%)	60mo	$265,000	$140	16
639 Forest Loop	0.92mi	3/2.5 (-1)	1,884 (+15%)	58mo	$289,500	$154	13
822 Topaz Trl	0.85mi	3/2.0 (-1)	1,314 (-20%)	43mo	$179,250	$136	11

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 · 4.7% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-29,676
• Equity at exit: $32,728

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-8,033
• Equity at exit: $18,978

Cash invested: $61,460 (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: 74 active
• Months of supply: 444.0 mo (0%/mo absorbed)
• Median asking: $295,750 ($178/sqft)
• Median days on market: 82 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +2.7% vs current asking $/sqft

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

ZIP-level market 78045

• Home prices YoY: -34.5%
• Rents YoY: 4.7%
• Active inventory: 689
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$1,151
• Tax est. 1.5%: −$274 /mo · $3,292/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $38

Break-even live

Break-even rent $1,920

Max offer price $219,500

Occupancy floor 93%

Sensitivity live

Price	-10% $190	-5% $114	+0% $38	+5% $-38	+10% $-113
Rent	-10% $-117	-5% $-39	+0% $38	+5% $116	+10% $194
Rate	-1.0pp $149	-0.5pp $94	base $38	+0.5pp $-19	+1.0pp $-76

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: $54,875
• Closing costs: $6,585
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8911 McPherson Rd Unit 8A Laredo, TX	3.0	3.0	1270	$1,475	$1.16	31d	1	0.03mi
8801 McPherson Rd Unit 4 B Laredo, TX	3.0	2.5	1520	$1,650	$1.09	184d	1	0.04mi
8911 McPherson Rd Unit 8C Laredo, TX	3.0	3.0	1300	$1,700	$1.31	10d	1	0.04mi
8710 McPherson Rd Unit 2B Laredo, TX	3.0	3.0	1303	$1,700	$1.30	29d	1	0.17mi
8835 Liberty Loop Laredo, TX	4.0	2.0	1661	$1,800	$1.08	10d	1	0.18mi
8761 Augusta Loop Laredo, TX	3.0	2.0	1422	$1,850	$1.30	10d	1	0.20mi
705 Puig Dr Laredo, TX	3.0	2.0	1753	$2,200	$1.25	184d	1	0.25mi
8617 Northridge Loop Laredo, TX	4.0	2.0	1874	$2,200	$1.17	37d	1	0.27mi
1201 Saint Patrick Dr Laredo, TX	4.0	3.5	1720	$2,600	$1.51	51d	1	0.32mi
1214 Saint Patrick Dr Laredo, TX	4.0	2.0	2145	$2,000	$0.93	10d	1	0.34mi
1012 amezquita Dr Laredo, TX	3.0	2.5	1890	$2,500	$1.32	10d	1	0.35mi
510 Shiloh Dr Unit 402 Laredo, TX	3.0	2.5	1355	$1,850	$1.37	184d	1	0.44mi
8655 Northridge Loop Laredo, TX	4.0	3.0	2115	$2,200	$1.04	10d	1	0.44mi
8611 Emily Ave Laredo, TX	3.0	2.0	1596	$2,375	$1.49	51d	1	0.47mi
506 Shiloh Dr #5 Laredo, TX	3.0	2.0	1240	$1,650	$1.33	10d	1	0.50mi
9653 McPherson Rd Laredo, TX	3.0	2.5	1764	$2,275	$1.29	184d	2	0.51mi
506 Shiloh Dr #9 Laredo, TX	3.0	2.0	1240	$1,650	$1.33	184d	1	0.52mi
1622 Eagle Trace Dr Laredo, TX	4.0	3.0	2119	$2,950	$1.39	51d	1	0.52mi
8707 Puerto Belo Laredo, TX	3.0	2.0	1566	$1,850	$1.18	51d	1	0.53mi
9805 Sterling Loop #201 Laredo, TX	3.0	2.0	1316	$1,600	$1.22	185d	1	0.55mi
1119 Tiara Trl Laredo, TX	3.0	2.0	1337	$1,850	$1.38	10d	1	0.59mi
1000 Ranchway Dr #67 Laredo, TX	3.0	3.0	1406	$1,600	$1.14	184d	1	0.60mi
8802 Crossview Loop Laredo, TX	4.0	3.0	2142	$2,000	$0.93	36d	1	0.63mi
8802 Crossview Loop Laredo, TX	4.0	3.0	2145	$2,000	$0.93	44d	1	0.63mi
9802 Cantera Ct Unit 108A Laredo, TX	3.0	2.0	1164	$1,350	$1.16	184d	1	0.64mi
9804 Cantera Ct #47 Laredo, TX	3.0	2.0	1232	$1,450	$1.18	184d	1	0.66mi
1006 Laurel Dr Laredo, TX	4.0	2.0	1531	$1,600	$1.05	184d	1	0.68mi
9804 Cantera Ct #32 Laredo, TX	3.0	2.0	1232	$1,450	$1.18	40d	1	0.70mi
9804 Cantera Ct Laredo, TX	2.0–3.0	2.0	1122	$1,450	$1.29	44d	2	0.71mi
411 Shiloh Dr Unit 9 Laredo, TX	3.0	2.5	1750	$1,675	$0.96	184d	1	0.74mi
1513 Sweden Ln Laredo, TX	3.0	2.0	1588	$1,800	$1.13	184d	1	0.75mi
9019 Siller Loop Laredo, TX	3.0	2.5	2204	$2,500	$1.13	51d	1	0.78mi
313 Deer Path Loop Laredo, TX	3.0	2.5	2043	$2,600	$1.27	40d	1	0.86mi
305 Deer Path Loop Laredo, TX	3.0	2.5	2019	$3,500	$1.73	184d	1	0.88mi
404 Deer Path Loop Laredo, TX	4.0	2.5	1814	$2,300	$1.27	36d	1	0.90mi
154 Lagos Ave Laredo, TX	4.0	2.5	1820	$2,300	$1.26	10d	1	0.92mi
423 Deer Path Loop Laredo, TX	4.0	2.5	1803	$2,300	$1.28	184d	1	0.93mi
8711 Jerry Loop Laredo, TX	3.0	2.0	1664	$1,900	$1.14	26d	1	0.93mi
425 Deer Path Loop Laredo, TX	3.0	2.5	1852	$3,500	$1.89	184d	1	0.94mi
1709 Kingwood Dr Laredo, TX	3.0	2.0	1443	$1,800	$1.25	184d	1	0.94mi

Property features AI

Finance

• Other: Located in CONDOS-Shiloh Heights subdivision

Exterior

• Parking: Attached concrete 2-car garage
• Utilities: Public waterUnderground utilities
• Home design: Condo/Townhouse2 stories total
• Construction: Brick veneer constructionSlab foundation
• Exterior features: Wood fencingLevel lotOutdoor private pool

Interior

• Kitchen: RangeRefrigerator
• Flooring: CarpetTile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric)Central airCeiling fan(s)
• Interior features: Range, Refrigerator, Electric water heaterCarpet and tile flooringCentral heating (electric)Central air and ceiling fans
• Laundry & utility: Electric water heater

Listing history 50 events

1. 2026-11-08
   days on market $219,500 Active 97 DOM
2. 2026-11-07
   days on market $219,500 Active 96 DOM
3. 2026-11-06
   days on market $219,500 Active 95 DOM
4. 2026-11-05
   days on market $219,500 Active 94 DOM
5. 2026-11-04
   days on market $219,500 Active 93 DOM
6. 2026-11-02
   days on market $219,500 Active 91 DOM
7. 2026-11-01
   days on market $219,500 Active 90 DOM
8. 2026-10-31
   days on market $219,500 Active 89 DOM
9. 2026-10-30
   days on market $219,500 Active 88 DOM
10. 2026-10-29
    days on market $219,500 Active 87 DOM
11. 2026-10-28
    days on market $219,500 Active 86 DOM
12. 2026-10-27
    days on market $219,500 Active 85 DOM
13. 2026-10-26
    days on market $219,500 Active 84 DOM
14. 2026-10-25
    days on market $219,500 Active 83 DOM
15. 2026-10-24
    days on market $219,500 Active 82 DOM
16. 2026-10-23
    days on market $219,500 Active 81 DOM
17. 2026-10-22
    days on market $219,500 Active 80 DOM
18. 2026-10-22
    days on market $219,500 Active 79 DOM
19. 2026-10-20
    days on market $219,500 Active 78 DOM
20. 2026-10-19
    days on market $219,500 Active 77 DOM
21. 2026-10-18
    days on market $219,500 Active 76 DOM
22. 2026-10-17
    days on market $219,500 Active 75 DOM
23. 2026-10-16
    days on market $219,500 Active 74 DOM
24. 2026-10-15
    days on market $219,500 Active 73 DOM
25. 2026-10-14
    days on market $219,500 Active 72 DOM
26. 2026-10-14
    days on market $219,500 Active 71 DOM
27. 2026-10-12
    days on market $219,500 Active 70 DOM
28. 2026-10-11
    days on market $219,500 Active 69 DOM
29. 2026-10-10
    days on market $219,500 Active 68 DOM
30. 2026-10-09
    days on market $219,500 Active 67 DOM
31. 2026-10-08
    days on market $219,500 Active 66 DOM
32. 2026-10-07
    days on market $219,500 Active 65 DOM
33. 2026-10-06
    days on market $219,500 Active 64 DOM
34. 2026-10-05
    days on market $219,500 Active 63 DOM
35. 2026-10-04
    days on market $219,500 Active 62 DOM
36. 2026-10-04
    days on market $219,500 Active 61 DOM
37. 2026-10-02
    days on market $219,500 Active 60 DOM
38. 2026-10-01
    days on market $219,500 Active 59 DOM
39. 2026-09-30
    days on market $219,500 Active 58 DOM
40. 2026-09-29
    days on market $219,500 Active 57 DOM
41. 2026-09-28
    days on market $219,500 Active 56 DOM
42. 2026-09-27
    days on market $219,500 Active 55 DOM
43. 2026-09-26
    days on market $219,500 Active 54 DOM
44. 2026-09-25
    days on market $219,500 Active 53 DOM
45. 2026-09-24
    days on market $219,500 Active 52 DOM
46. 2026-09-24
    days on market $219,500 Active 51 DOM
47. 2026-09-22
    days on market $219,500 Active 50 DOM
48. 2026-09-21
    days on market $219,500 Active 49 DOM
49. 2026-09-20
    days on market $219,500 Active 48 DOM
50. 2026-09-18
    days on market $219,500 Active 46 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,623
• − Mortgage interest: −$12,295
• − Property taxes: −$3,292
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$6,385
• Taxable loss: −$3,227
• Est. tax savings @ 24.0%: +$775
• After-tax cash flow: $1,234/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 · 12 photos

Average 55/100 Cosmetic rehab Est. rehab $8,200–$24,600 screening

A two-story townhouse with average condition, requiring cosmetic repairs and maintenance. Potential for increased value with exterior and interior painting.

Repairs flagged

• Minor exterior siding — Some discoloration
• Minor interior paint — Some wear

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both paint interior — Enhances interior appearance and resale value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 41/100

Zoned Schools

Elementary Matias De Llano El F TX #1,946/4,322 Nat'l #22,764/41,679 Middle Elias Herrera Middle F TX #660/1,662 Nat'l #6,151/14,009 High United H S D TX #583/1,632 Nat'l #6,282/17,239

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 County · 301,387 people
• City population: 67,333
• Metro: Laredo, TX
• Population (ZIP): 67,333
• Household income: $90,608
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 4% 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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 50% White 5%
• Hispanic origin (detail): Mexican 87%
• Languages at home: 16% English-only · Spanish 82%

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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: ▼ -88.24%
• Current HPI: 167.3597
• Rent YoY: ▲ 4.70%
• Metro: Laredo, TX
• 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

Property features AI

Finance

• Other: Located in CONDOS-Shiloh Heights subdivision

Exterior

• Parking: Attached concrete 2-car garage
• Utilities: Public waterUnderground utilities
• Home design: Condo/Townhouse2 stories total
• Construction: Brick veneer constructionSlab foundation
• Exterior features: Wood fencingLevel lotOutdoor private pool

Interior

• Kitchen: RangeRefrigerator
• Flooring: CarpetTile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric)Central airCeiling fan(s)
• Interior features: Range, Refrigerator, Electric water heaterCarpet and tile flooringCentral heating (electric)Central air and ceiling fans
• Laundry & utility: Electric water heater

Price history

-8.5% since first listed

6 events — show timeline

• 2026-08-03 Listed $219,500 LAOR
• 2026-07-07 Price Changed $219,500 LAOR
• 2026-06-25 Price Changed $229,990 LAOR
• 2026-05-22 Price Changed $235,000 LAOR
• 2026-01-23 Price Changed $239,000 LAOR
• 2026-01-12 Listed $240,000 LAOR