803 E Calais Pl E · Laredo, TX 78045

$165,000

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 27 Days on market

Built 1984 7,215 sqft lot

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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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity Move In Ready – For Sale By Owner Great opportunity for first-time buyers, small families, or investors. This recently remodeled 2 bedroom, 1 bathroom home offers approximately 840 sq ft of living space on a 7,200+ sq ft lot in a convenient Laredo location. The home has been recently updated and freshly painted, featuring new LVP flooring, wood kitchen cabinets, and a tile shower. The kitchen includes a stove and refrigerator, making this home truly move-in ready. Additional features include central A/C, a concrete driveway, covered porch, fenced yard with metal gates, and a storage shed, providing great outdoor space and privacy. Located just minutes from I-35, shopping, restaurants, schools, and major employment areas, making daily commuting easy. The property sits on a 7,200+ sq ft lot with R-3 zoning, which may offer additional residential possibilities depending on city regulations. This property also has over 20 years of rental history, previously generating approximately $1,350-1,750 per month, making it a solid opportunity for investors. ?? Real property – eligible for bank financing (FHA, Conventional, etc. ) Property is being sold AS-IS. No owner financing. Buyer must pay cash or obtain bank financing. Don’t miss this opportunity!

Key facts

• 7,215 sq ft lot
• Built 1984
• Listed 26 days

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water
• Home design: Mobile home; Single-story; Residential property; Located in Dellwood Park subdivision
• Construction: Wood siding construction
• Exterior features: Level lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Central air conditioning; Ceiling fans
• Interior features: Range; Refrigerator; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $33 ($400/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 $137k (16.9% below list).
• Recommended offer: $137k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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: Finley El (math 12% / reading 32%, grade F, #3,333 of 4,322 statewide, top 80%, 458 students, 88% FRL); George Washington Middle (math 21% / reading 32%, grade F, #1,200 of 1,662 statewide, top 73%, 1,112 students, 78% FRL); United H S (math 36% / reading 59%, grade D, #583 of 1,632 statewide, top 36%, 3,644 students, 62% FRL) — zoned schools at 76% FRL track the district average.
• Market conditions: Rents rising fast (+4.7%/yr); 399 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $1k of loan paydown is wiped out by about $5k 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 27 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,058 (16.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.83% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

No comps found within radius.

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: $-22,265
• Equity at exit: $24,602

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-6,668
• Equity at exit: $14,266

Cash invested: $46,200 (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 78045

• Home prices YoY: -34.5%
• Rents YoY: 4.7%
• Active inventory: 399
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$865
• Tax from tax record: −$115 /mo · $1,385/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $33

Break-even live

Break-even rent $1,328

Max offer price $165,000

Occupancy floor 93%

Sensitivity live

Price	-10% $127	-5% $80	+0% $33	+5% $-13	+10% $-60
Rent	-10% $-75	-5% $-21	+0% $33	+5% $87	+10% $142
Rate	-1.0pp $116	-0.5pp $75	base $33	+0.5pp $-9	+1.0pp $-53

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9512 Allen Dr Laredo, TX	3.0	2.0	1008	$1,500	$1.49	45d	1	0.90mi
7305 Wagner Ct Unit A Laredo, TX	2.0	1.0	818	$1,100	$1.34	45d	1	1.30mi
7402 Springfield Ave Laredo, TX	1.0–2.0	1.0–2.0	887	$1,646	$1.86	45d	13	1.33mi
401 International Blvd Unit 11 Laredo, TX	1.0	1.5	1000	$1,200	$1.20	45d	1	1.35mi
408 Shiloh Dr Unit 103 Laredo, TX	2.0	2.0	969	$1,200	$1.24	45d	1	1.44mi

Listing history 21 events

1. 2026-06-22
   days on market $165,000 Active 27 DOM
2. 2026-06-21
   days on market $165,000 Active 26 DOM
3. 2026-06-19
   days on market $165,000 Active 24 DOM
4. 2026-06-18
   days on market $165,000 Active 23 DOM
5. 2026-06-17
   days on market $165,000 Active 22 DOM
6. 2026-06-16
   days on market $165,000 Active 21 DOM
7. 2026-06-15
   days on market $165,000 Active 20 DOM
8. 2026-06-14
   days on market $165,000 Active 18 DOM
9. 2026-06-13
   days on market $165,000 Active 17 DOM
10. 2026-06-10
    days on market $165,000 Active 15 DOM
11. 2026-06-09
    days on market $165,000 Active 14 DOM
12. 2026-06-08
    days on market $165,000 Active 13 DOM
13. 2026-06-07
    days on market $165,000 Active 12 DOM
14. 2026-06-03
    days on market $165,000 Active 8 DOM
15. 2026-06-02
    days on market $165,000 Active 7 DOM
16. 2026-06-01
    days on market $165,000 Active 6 DOM
17. 2026-05-31
    days on market $165,000 Active 5 DOM
18. 2026-05-30
    days on market $165,000 Active 4 DOM
19. 2026-05-26
    listed $175,000 Active 1340-char remark

    Show marketing remark (1340 chars)

    Investment Opportunity Move In Ready – For Sale By Owner Great opportunity for first-time buyers, small families, or investors. This recently remodeled 2 bedroom, 1 bathroom home offers approximately 840 sq ft of living space on a 7,200+ sq ft lot in a convenient Laredo location. The home has been recently updated and freshly painted, featuring new LVP flooring, wood kitchen cabinets, and a tile shower. The kitchen includes a stove and refrigerator, making this home truly move-in ready. Additional features include central A/C, a concrete driveway, covered porch, fenced yard with metal gates, and a storage shed, providing great outdoor space and privacy. Located just minutes from I-35, shopping, restaurants, schools, and major employment areas, making daily commuting easy. The property sits on a 7,200+ sq ft lot with R-3 zoning, which may offer additional residential possibilities depending on city regulations. This property also has over 20 years of rental history, previously generating approximately $1,350-1,750 per month, making it a solid opportunity for investors. ?? Real property – eligible for bank financing (FHA, Conventional, etc. ) Property is being sold AS-IS. No owner financing. Buyer must pay cash or obtain bank financing. Don’t miss this opportunity!

20. 2026-05-23
    listed $165,000 Active
21. 2003-09-23
    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: $1,385 · $115/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$1,635/yr (+$136/mo · 118.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,447
• − Mortgage interest: −$9,243
• − Property taxes: −$1,385
• − Insurance: −$825
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$4,800
• Taxable loss: −$2,437
• Est. tax savings @ 24.0%: +$585
• After-tax cash flow: $985/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
• County: Webb County · 67,333 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: 1042.0

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 50% White 5%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 26% · Canada
• Languages at home: 16% English-only · Spanish 82%

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

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

+6.1% since first listed

3 events — show timeline

• 2026-05-26 Listed $175,000 FSBO.com
• 2026-05-23 Listed $165,000 LAOR
• 2003-09-23 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,385 · -4.3% YoY. Source: county tax records.