4902 Marcella Ave #30 · Laredo, TX 78041

$85,000

2 bd · 1.0 ba · 802 sqft · Condo public records · 63 Days on market

Built 1981

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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).

• Cash flow +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• 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 MLS

Great investment opportunity to own this currently leased condo in north Laredo. All tile floors, balcony & spacious bedrooms. Recently painted. Water & trash are covered by HOA. Seller also selling bottom unit 29. Call for more details.

Key facts

• 1,555 sq ft lot
• Built 1981
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 25 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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 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: 1.27% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 6.5

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,428
• Equity at exit: $12,674

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $20,913
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,082 high
• Mortgage (P&I): −$446
• Tax from tax record: −$135 /mo · $1,622/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $238

Break-even live

Break-even rent $780

Max offer price $85,000

Occupancy floor 73%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5402 Marcella Ave Unit 209B Laredo, TX	2.0	1.5	754	$1,150	$1.53	43d	1	0.19mi
5402 Marcella Ave Unit 103A Laredo, TX	1.0	1.0	754	$925	$1.23	43d	1	0.19mi
5402 Marcella Ave Unit 102A Laredo, TX	2.0	1.5	783	$1,200	$1.53	43d	1	0.19mi
5402 Marcella Ave Unit 201A Laredo, TX	3.0	2.0	807	$1,300	$1.61	43d	1	0.20mi
5402 Marcella Ave Unit 302 A Laredo, TX	2.0	1.5	754	$1,040	$1.38	43d	1	0.21mi
5410 Marcella Ave #9 Laredo, TX	2.0	2.0	945	$1,300	$1.38	43d	1	0.23mi
5410 Marcella Ave Unit 13 Laredo, TX	2.0	2.0	945	$1,200	$1.27	43d	1	0.23mi
4505 Springfield Ave Laredo, TX	1.0–3.0	1.0–2.0	740	$875	$1.18	43d	3	0.38mi
419 W Eistetter St Unit 7 Laredo, TX	2.0	1.0	756	$980	$1.30	43d	1	0.60mi
705 Bustamante St Unit 6 Laredo, TX	2.0	1.0	585	$850	$1.45	43d	1	0.63mi
1204 E Hillside Rd Laredo, TX	1.0–2.0	1.0	755	$950	$1.26	43d	1	0.79mi
1315 E Hillside Rd Laredo, TX	2.0	1.5	920	$1,000	$1.09	43d	1	0.86mi
5816 Longoria Loop Laredo, TX	3.0	2.0	1007	$1,300	$1.29	43d	1	0.99mi
3801 Salinas Ave Unit 12 Laredo, TX	2.0	1.0	654	$925	$1.41	43d	1	1.01mi
1502 E San Pedro St Unit 11 Laredo, TX	2.0	1.0	793	$900	$1.13	43d	1	1.03mi
1502 E San Pedro St Laredo, TX	2.0	1.0	793	$900	$1.13	43d	1	1.03mi
1303 Philadelphia St Unit 3 Laredo, TX	1.0	1.0	554	$850	$1.53	43d	1	1.03mi
508 Gale St Laredo, TX	1.0	1.0	660	$760	$1.15	43d	1	1.13mi
508 Gale St Apt 9 Laredo, TX	2.0	1.0	850	$975	$1.15	43d	1	1.13mi
508 Gale St Apt 21 Laredo, TX	2.0	1.0	850	$950	$1.12	43d	1	1.13mi
1502 Calle del Norte Laredo, TX	1.0	1.0	660	$760	$1.15	43d	1	1.27mi
1502 Quail Ct Laredo, TX	1.0	1.0	650	$1,100	$1.69	43d	1	1.27mi
1502 Calle del Norte Unit 47 Up Laredo, TX	2.0	1.0	850	$950	$1.12	43d	1	1.29mi
1616 Calle del Norte Laredo, TX	1.0–2.0	1.0	755	$950	$1.26	43d	1	1.35mi
6718 Springfield Ave Laredo, TX	1.0–3.0	1.0–2.5	967	$1,370	$1.42	43d	13	1.41mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-19
   days on market $85,000 Active 63 DOM
2. 2026-06-18
   days on market $85,000 Active 62 DOM
3. 2026-06-17
   days on market $85,000 Active 61 DOM
4. 2026-06-16
   days on market $85,000 Active 60 DOM
5. 2026-06-15
   days on market $85,000 Active 59 DOM
6. 2026-06-14
   days on market $85,000 Active 57 DOM
7. 2026-06-13
   days on market $85,000 Active 56 DOM
8. 2026-06-10
   days on market $85,000 Active 54 DOM
9. 2026-06-09
   days on market $85,000 Active 53 DOM
10. 2026-06-08
    days on market $85,000 Active 52 DOM
11. 2026-06-07
    days on market $85,000 Active 51 DOM
12. 2026-06-03
    days on market $85,000 Active 47 DOM
13. 2026-06-02
    days on market $85,000 Active 46 DOM
14. 2026-06-01
    days on market $85,000 Active 45 DOM
15. 2026-05-31
    days on market $85,000 Active 44 DOM
16. 2026-05-30
    days on market $85,000 Active 43 DOM
17. 2026-04-17
    listed $85,000 Active 249-char remark

    Show marketing remark (249 chars)

    Great investment opportunity to own this currently leased condo in north Laredo. All tile floors, balcony & spacious bedrooms. Recently painted. Water & trash are covered by HOA. Seller also selling bottom unit 29. Call for more details.

18. 1991-12-13
    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: $1,622 · $135/mo
• Projected year-2 tax: $1,622 · $135/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $12,980
• − Mortgage interest: −$4,761
• − Property taxes: −$1,622
• − Insurance: −$425
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$2,473
• Taxable income: $1,622
• Est. tax owed @ 24.0%: −$389
• After-tax cash flow: $2,469/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

2 events — show timeline

• 2026-04-17 Listed $85,000 LAOR
• 1991-12-13 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,622 · +14.9% YoY. Source: county tax records.