5500 Mcpherson Rd #22 · Laredo, TX 78041

$135,000

2 bd · 1.5 ba · 1,254 sqft · SingleFamily · 11 Days on market

Built 1981 Fair condition 2,797 sqft lot

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime location! 2 bed/1.5 bath condo in Mission Viejo Condos. With some TLC, this condo has plenty of potential. The open layout makes this condo perfect for entertaining. Both bedrooms and full bath are upstairs. Utilize extra storage space with the attached storage room out back. Enjoy the community pool during the hot Laredo summer. Easy access to McPherson and conveniently located near restaurants, shopping, the NE Hillside Recreation Center and the Public Library.

Key facts

• Easy access
• Community pool
• Open layout

Tags

• PRIME LOCATION
• OPEN LAYOUT
• ATTACHED STORAGE ROOM
• COMMUNITY POOL
• EASY ACCESS

Property features AI

Exterior

• Parking: Asphalt parking
• Security: Smoke detector(s)
• Utilities: Public water; Underground utilities
• Home design: Condo/Townhouse; 2 stories
• Construction: Stucco construction; Slab foundation
• Exterior features: Wood fencing; Level lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Range, Refrigerator, Electric water heater; Carpet and tile flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 7.9% 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: Amparo Gutierrez El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 428 students, 82% FRL); John B Alexander H S (math 36% / reading 59%, grade D, #583 of 1,632 statewide, top 36%, 3,070 students, 60% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: 124 active listings in the ZIP; 12 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 $933 of loan paydown is wiped out by about $4k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $135,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 8.0

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-10,155
• Equity at exit: $20,129

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $6,309
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $184

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 82%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1315 E Hillside Rd Laredo, TX	2.0	1.5	920	$1,000	$1.09	44d	1	0.29mi
105 Indiana St Laredo, TX	3.0	2.5	1843	$2,000	$1.09	44d	1	0.44mi
5816 Longoria Loop Laredo, TX	3.0	2.0	1007	$1,300	$1.29	44d	1	0.61mi
5410 Marcella Ave Unit 13 Laredo, TX	2.0	2.0	945	$1,200	$1.27	44d	1	0.63mi
5410 Marcella Ave #9 Laredo, TX	2.0	2.0	945	$1,300	$1.38	44d	1	0.63mi
707 Saint James Dr #105 Laredo, TX	3.0	3.5	1510	$1,950	$1.29	44d	1	0.73mi
4505 Springfield Ave Laredo, TX	1.0–3.0	1.0–2.0	740	$875	$1.18	44d	3	0.91mi
1609 Suldana Ave Unit 323 Laredo, TX	3.0	2.5	1638	$1,800	$1.10	44d	1	1.09mi
1609 Suldana Ave #327 Laredo, TX	3.0	2.5	1638	$1,850	$1.13	44d	1	1.09mi
1601 Jacaman Rd Laredo, TX	2.0	2.0	1005	$1,349	$1.34	44d	1	1.21mi
6718 Springfield Ave Laredo, TX	1.0–3.0	1.0–2.5	967	$1,370	$1.42	44d	13	1.39mi
3509 Springfield Ave Laredo, TX	3.0	2.0	1394	$1,250	$0.90	44d	1	1.42mi

Listing history 10 events

1. 2026-06-19
   days on market $135,000 Active 11 DOM
2. 2026-06-18
   days on market $135,000 Active 10 DOM
3. 2026-06-17
   days on market $135,000 Active 9 DOM
4. 2026-06-16
   days on market $135,000 Active 8 DOM
5. 2026-06-15
   days on market $135,000 Active 7 DOM
6. 2026-06-14
   days on market $135,000 Active 5 DOM
7. 2026-06-13
   days on market $135,000 Active 4 DOM
8. 2026-06-10
   days on market $135,000 Active 2 DOM
9. 2026-06-09
   remarks 473-char remark
10. 2026-06-09
    listed $135,000 Active 1 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: $16,962
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$3,927
• Taxable income: $59
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,190/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

Fair 45/100 Moderate rehab

This single-family home in Mission Viejo Condos requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, and windows, with fresh paint and updated fixtures enhancing both resale and rental potential.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Moderate bathroom vanity — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace ceiling texture — updated ceiling texture improves interior aesthetics and reduces maintenance
• Both replace windows — new windows improve energy efficiency and curb appeal
• Both replace kitchen cabinets, countertops, and appliances — updated kitchen boosts resale and rental value
• Both replace bathroom vanity and fixtures — updated bathroom enhances resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
bathroom vanity · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace ceiling texture — updated ceiling texture improves interior aesthetics and reduces maintenance ↑
• Both replace windows — new windows improve energy efficiency and curb appeal ↑
• Both replace kitchen cabinets, countertops, and appliances — updated kitchen boosts resale and rental value ↑
• Both replace bathroom vanity and fixtures — updated bathroom enhances resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-08 Listed $135,000 LAOR