30582 Fm 1847 · Laureles, TX 78566

$128,000

2 bd · 1.0 ba · 936 sqft · Condo public records · 74 Days on market

Built 1989 $137/sqft · 14% below area Est $148k · 14% under ↓ 4% 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 +22.8/30.0
• ARV discount +13.6/15.0
• Appreciation +7.9/10.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity in Los Fresnos! This property sits on a spacious lot and offers plenty of potential for homeowners or investors. Features include an attached garage, septic system, and a high carport area in the back—perfect for extra storage, equipment, or workspace. Appliances convey with the sale, making it move-in ready or rental-ready. Ideal for anyone looking for space, flexibility, and value. Don't miss out—schedule your showing today!

Key facts

• Boat rv storage
• Outdoor living
• Mature trees

Tags

• OUTDOOR LIVING
• MATURE TREES
• SPACIOUS FENCED CORNER LOT
• ATTACHED UTILITY ROOM
• 2ND OVERSIZED CARPORT AREA
• BOAT RV STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $128k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $120k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,404 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime D, schools F, amenities F.
• Los Fresnos CISD (suburban): math 34% / reading 44% proficiency, ranked #444 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 231 active listings in the ZIP; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($885 loan paydown + $7k appreciation (5.8% local appreciation)).
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($120k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (median comp): $148,135
• List price: $128,000
• Delta: -13.59%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

5.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.26×
• Total profit: $45,239
• Equity at exit: $78,701

10-year hold

• IRR: 18.7%
• Equity multiple: 4.51×
• Total profit: $125,811
• Equity at exit: $141,222

Cash invested: $35,840 (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 78566

• Home prices YoY: 2.7%
• Active inventory: 231
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$53
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $156

Break-even live

Break-even rent $1,129

Max offer price $128,000

Occupancy floor 83%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 23 events

1. 2026-06-18
   days on market $128,000 Active 74 DOM
2. 2026-06-17
   days on market $128,000 Active 73 DOM
3. 2026-06-16
   days on market $128,000 Active 72 DOM
4. 2026-06-15
   days on market $128,000 Active 71 DOM
5. 2026-06-14
   days on market $128,000 Active 69 DOM
6. 2026-06-13
   days on market $128,000 Active 68 DOM
7. 2026-06-10
   days on market $128,000 Active 66 DOM
8. 2026-06-09
   days on market $128,000 Active 65 DOM
9. 2026-06-08
   days on market $128,000 Active 64 DOM
10. 2026-06-07
    days on market $128,000 Active 63 DOM
11. 2026-06-05
    days on market $128,000 Active 60 DOM
12. 2026-06-03
    days on market $128,000 Active 59 DOM
13. 2026-06-02
    days on market $128,000 Active 58 DOM
14. 2026-06-01
    days on market $128,000 Active 57 DOM
15. 2026-05-31
    days on market $128,000 Active 56 DOM
16. 2026-05-30
    days on market $128,000 Active 55 DOM
17. 2026-05-04
    soldstatus
18. 2026-05-01
    soldstatus Closed 460-char remark

    Show marketing remark (460 chars)

    Great opportunity in Los Fresnos! This property sits on a spacious lot and offers plenty of potential for homeowners or investors. Features include an attached garage, septic system, and a high carport area in the back—perfect for extra storage, equipment, or workspace. Appliances convey with the sale, making it move-in ready or rental-ready. Ideal for anyone looking for space, flexibility, and value. Don't miss out—schedule your showing today!

19. 2026-04-22
    status Pending 460-char remark

    Show marketing remark (460 chars)

    Great opportunity in Los Fresnos! This property sits on a spacious lot and offers plenty of potential for homeowners or investors. Features include an attached garage, septic system, and a high carport area in the back—perfect for extra storage, equipment, or workspace. Appliances convey with the sale, making it move-in ready or rental-ready. Ideal for anyone looking for space, flexibility, and value. Don't miss out—schedule your showing today!

20. 2026-04-16
    listed $125,000 Active 460-char remark

    Show marketing remark (460 chars)

    Great opportunity in Los Fresnos! This property sits on a spacious lot and offers plenty of potential for homeowners or investors. Features include an attached garage, septic system, and a high carport area in the back—perfect for extra storage, equipment, or workspace. Appliances convey with the sale, making it move-in ready or rental-ready. Ideal for anyone looking for space, flexibility, and value. Don't miss out—schedule your showing today!

21. 2026-04-05
    listed $128,000 Active 819-char remark

    Show marketing remark (819 chars)

    2 Bedroom 1 Bath property with plenty of room for outdoor living (0.46 acre) mature trees in a quiet area. This wood frame home is located on a spacious fenced in corner lot. Features an attached garage for 1 car and an attached utility room w/ connections for washer & dryer. Electrical appliances and existing connection for Spectrum wifi. Utilizes septic system and features 2nd oversized very high carport area in back for boat/rv storage w/ attached storage room. Across the street from Palmer-Laasko Elementary School & less than 1/2 mile from Laureles County Park. Appliances conveyed include range & refrigerator. No HOA & property taxes are low. Most of home is carpeted. Home priced for quick sale in as is condition all utilities are connected. Price is based on condition/age of home.

22. 2025-12-22
    price $130,000
23. 1996-07-15
    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: $1,209 · $101/mo
• Projected year-2 tax: $2,342 · $195/mo
• Expected delta: +$1,133/yr (+$94/mo · 93.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,912
• − Mortgage interest: −$7,170
• − Property taxes: −$1,209
• − Insurance: −$1,438
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$3,724
• Taxable loss: −$175
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $1,910/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: Los Fresnos CISD
• NCES district ID: 4828290
• Math proficiency: 34% ▼ -30.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $42,586
• Composite: 32.92/100
• National rank: #5601
• State rank: #444 of 826 in TX

Livability — Laureles

• Score: 54/100
• State rank: #1404
• US rank: #24046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laureles, TX
• Population (ZIP): 24,927

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 441,603 people
• By 2030: 448,113 · +1.5%
• By 2040: 456,385 · +3.3%
• By 2050: 456,294 · +3.3%
• By 2075: 423,851 · -4.0%
• By 2100: 342,787 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 45% White 10% Black 1%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 22% · Canada
• Languages at home: 33% English-only · Spanish 67%

Political lean MEDSL · Cameron

• 2024 margin: Lean R (+5.8) · D 46.7% · R 52.5%
• 2008→2024 swing: -34.6pp toward R · 2008: 28.8pp · 2024: -5.8pp
• All cycles: 2024: R+5.8 2020: D+13.2 2016: D+32.5 2012: D+32.4 2008: D+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.78%
• Current HPI: 218.1236
• 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

-3.8% since first listed

7 events — show timeline

• 2026-05-04 Sold (Public Records) — Public Records
• 2026-05-01 Sold (MLS) — RGVMLS
• 2026-04-22 Pending — RGVMLS
• 2026-04-16 Listed $125,000 RGVMLS
• 2026-04-05 Listed $128,000 HARMLS
• 2025-12-22 Price Changed $130,000 RGVMLS
• 1996-07-15 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,209 · +9.0% YoY. Source: county tax records.