8216 Casa Verde Rd #109 · Laredo, TX 78041

$205,000

2 bd · 2.0 ba · 1,333 sqft · SingleFamily · 301 Days on market

Built 2014 2,198 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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• 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

Beautiful, open concept 2bd/2bth condo located on the 2nd floor at the Floridian Condominiums gated community. Features granite countertops, a community pool and a basketball court to name a few. Includes stainless steel refrigerator, electric range, & W/ D hookups. Call to set up your tour today!

Key facts

• Electric range
• Open concept
• Community pool

Tags

• OPEN CONCEPT
• GRANITE COUNTERTOPS
• COMMUNITY POOL
• BASKETBALL COURT
• STAINLESS STEEL REFRIGERATOR
• ELECTRIC RANGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $36 ($427/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 $184k (10.3% below list).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• 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: Col Santos Benavides El (math 32% / reading 49%, grade F, #1,490 of 4,322 statewide, top 35%, 895 students, 36% FRL); United Middle (math 39% / reading 51%, grade D, #479 of 1,662 statewide, top 29%, 1,092 students, 49% 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 average 48% FRL vs 72% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 125 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $1k of loan paydown is wiped out by about $6k 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 301 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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 $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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 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: 0.74%
• DSCR: 1.03
• GRM: 9.3

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-30,924
• Equity at exit: $30,566

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-23,896
• Equity at exit: $17,725

Cash invested: $57,400 (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: 125
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $36

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 93%

Sensitivity live

Price	-10% $177	-5% $106	+0% $36	+5% $-35	+10% $-106
Rent	-10% $-110	-5% $-37	+0% $36	+5% $108	+10% $181
Rate	-1.0pp $139	-0.5pp $88	base $36	+0.5pp $-18	+1.0pp $-72

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7126 Rosson Rd Unit 107 Laredo, TX	2.0	2.0	996	$1,300	$1.31	45d	1	0.48mi
7525 Cresta Bella St Laredo, TX	3.0	2.5	1790	$2,550	$1.42	45d	1	0.58mi
7613 King Arthurs Ct Laredo, TX	1.0–3.0	1.5–2.5	1160	$1,875	$1.62	45d	1	0.95mi
7550 Country Club Dr Laredo, TX	1.0–3.0	1.0–2.0	826	$1,375	$1.66	45d	23	0.97mi
7521 Country Club Dr Unit 106 Laredo, TX	3.0	2.5	1817	$2,800	$1.54	45d	1	0.98mi
7605 Green Meadow Dr Laredo, TX	2.0	2.0	980	$1,225	$1.25	45d	2	1.04mi
1601 Jacaman Rd Laredo, TX	2.0	2.0	1005	$1,349	$1.34	45d	1	1.14mi
1609 Suldana Ave Unit 323 Laredo, TX	3.0	2.5	1638	$1,800	$1.10	45d	1	1.16mi
1609 Suldana Ave #327 Laredo, TX	3.0	2.5	1638	$1,850	$1.13	45d	1	1.16mi
7917 Elka Loop Laredo, TX	3.0	2.5	1794	$2,300	$1.28	45d	1	1.50mi

Listing history 7 events

1. 2026-06-01
   days on market $205,000 Active 301 DOM
2. 2026-05-31
   days on market $205,000 Active 300 DOM
3. 2026-05-30
   days on market $205,000 Active 299 DOM
4. 2025-08-05
   listed $205,000 Active 303-char remark

   Show marketing remark (303 chars)

   Beautiful, open concept 2bd/2bth condo located on the 2nd floor at the Floridian Condominiums gated community. Features granite countertops, a community pool and a basketball court to name a few. Includes stainless steel refrigerator, electric range, & W/ D hookups. Call to set up your tour today!

5. 2024-11-27
   historical $1,450
6. 2024-10-12
   listed $1,450
7. 2022-09-16
   soldstatus 362-char remark

   Show marketing remark (362 chars)

   Take a look at this beautiful home located in North Laredo, near shopping, entertainment, restaurants and much more. Easy access to the loop and Mcpherson. This home features 2 bedrooms and 2 full bathrooms. It is a gated community and has a community pool. Set up your private showing today, this wont last long! OPEN HOUSE THURSDAY June 23 from 6:00pm- 8:00pm.

ⓘ 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: $22,060
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$5,964
• Taxable loss: −$3,016
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $1,151/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

+14037.9% since first listed

4 events — show timeline

• 2025-08-05 Listed $205,000 LAOR
• 2024-11-27 Rental Removed $1,450 LAOR
• 2024-10-12 Listed for Rent $1,450 LAOR
• 2022-09-16 Sold (MLS) — LAOR