2103 Napoleon St #3 · Laredo, TX 78043

$1,000

2 bd · 1.0 ba · 784 sqft · Condo · 173 Days on market

Built 2022

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 2-Bedroom, 1-Bathroom residence in an exclusive gated community. Spacious, neat, and designed for refined, comfortable living.

Key facts

• Built 2022
• Listed 173 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $1k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1k).
• Recommended offer: $880 (12.0% below list) — sets the bar for market timing.
• Cap rate 1015.5% 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: schools C-, crime C-, employment D+.
• Laredo ISD (urban): math 21% / reading 29% proficiency, ranked #739 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 126 active listings in the ZIP; 20 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 $7 of loan paydown is wiped out by about $30 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 $280 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($880) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $880 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
6. 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.
7. 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.
8. 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: 107.33% ✓
• Cap rate: 1015.45%
• Cash-on-cash: 3604.13%
• DSCR: 161.36
• GRM: 0.1

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: —
• Equity multiple: 191.77×
• Total profit: $53,416
• Equity at exit: $149

10-year hold

• IRR: —
• Equity multiple: 413.67×
• Total profit: $115,548
• Equity at exit: $86

Cash invested: $280 (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 78043

• Home prices YoY: -18.9%
• Active inventory: 126
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,073 high
• Mortgage (P&I): −$5
• Tax est. 1.5%: −$1 /mo · $15/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $841

Break-even live

Break-even rent $9

Max offer price $1,000

Occupancy floor 17%

Sensitivity live

Price	-10% $842	-5% $841	+0% $841	+5% $841	+10% $840
Rent	-10% $756	-5% $799	+0% $841	+5% $883	+10% $926
Rate	-1.0pp $841	-0.5pp $841	base $841	+0.5pp $841	+1.0pp $840

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: $250
• Closing costs: $30
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2202 Blaine St Laredo, TX	2.0	1.0	648	$1,000	$1.54	44d	1	0.39mi
3212 Pecan St Laredo, TX	3.0	1.5	966	$1,100	$1.14	44d	1	0.71mi
1219 Truman Ln Laredo, TX	2.0	1.0	628	$1,050	$1.67	44d	1	0.82mi
2119 S Ejido Ave Unit 6 Laredo, TX	2.0	1.0	840	$1,000	$1.19	44d	1	0.90mi
3413 Pine St Laredo, TX	2.0	2.0	860	$1,350	$1.57	44d	1	0.91mi
2119 S Ejido Ave Unit 18 Laredo, TX	2.0	1.0	840	$1,000	$1.19	44d	1	0.91mi
2603 Palo Blanco St Unit 9 Laredo, TX	2.0	1.0	900	$1,000	$1.11	44d	1	0.96mi
2603 Palo Blanco St Unit 2 Laredo, TX	2.0	1.0	900	$850	$0.94	44d	1	0.96mi
2603 Palo Blanco St Unit 3 Laredo, TX	2.0	1.0	900	$780	$0.87	44d	1	0.96mi
1419 Reagan Dr Laredo, TX	3.0	2.0	884	$1,500	$1.70	44d	1	0.97mi
216 N Meadow Ave Unit 1 Laredo, TX	3.0	2.0	960	$1,300	$1.35	44d	1	0.99mi
113 Carter Dr Laredo, TX	2.0	1.0	808	$1,200	$1.49	44d	1	1.05mi
2901 Thurman St Unit 11 Laredo, TX	2.0	1.0	880	$950	$1.08	44d	1	1.07mi
2901 Thurman St Unit 10 Laredo, TX	2.0	1.0	880	$975	$1.11	44d	1	1.07mi
2005 Cross St Unit 2 Laredo, TX	2.0	1.5	988	$995	$1.01	44d	1	1.16mi
2803 Bayard St #6 Laredo, TX	2.0	1.5	960	$1,200	$1.25	44d	1	1.17mi
3411 Morelos Dr Laredo, TX	3.0	2.0	1066	$1,400	$1.31	44d	1	1.21mi
3310 S Louisiana Ave Unit 3 Laredo, TX	3.0	1.0	927	$1,100	$1.19	44d	1	1.28mi
3201 S Ejido Ave Laredo, TX	2.0	2.0	909	$836	$0.92	44d	1	1.31mi
2601 Lomas Del Sur Blvd Unit 204 Laredo, TX	2.0	2.0	800	$1,000	$1.25	44d	1	1.49mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-21
   days on market $1,000 Active 173 DOM
2. 2026-06-18
   days on market $1,000 Active 171 DOM
3. 2026-06-17
   days on market $1,000 Active 170 DOM
4. 2026-06-16
   days on market $1,000 Active 169 DOM
5. 2026-06-15
   days on market $1,000 Active 168 DOM
6. 2026-06-13
   days on market $1,000 Active 166 DOM
7. 2026-06-12
   days on market $1,000 Active 165 DOM
8. 2026-06-10
   days on market $1,000 Active 162 DOM
9. 2026-06-08
   days on market $1,000 Active 161 DOM
10. 2026-06-08
    days on market $1,000 Active 160 DOM
11. 2026-06-07
    days on market $1,000 Active 159 DOM
12. 2026-06-03
    days on market $1,000 Active 156 DOM
13. 2026-06-02
    days on market $1,000 Active 155 DOM
14. 2026-06-01
    days on market $1,000 Active 154 DOM
15. 2026-05-31
    days on market $1,000 Active 153 DOM
16. 2025-12-29
    listed $1,000 Active 149-char remark

    Show marketing remark (149 chars)

    Beautifully maintained 2-Bedroom, 1-Bathroom residence in an exclusive gated community. Spacious, neat, and designed for refined, comfortable living.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,879
• − Mortgage interest: −$56
• − Property taxes: −$15
• − Insurance: −$5
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$29
• Taxable income: $10,713
• Est. tax owed @ 24.0%: −$2,571
• After-tax cash flow: $7,520/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: Laredo ISD
• NCES district ID: 4826790
• Math proficiency: 21% ▼ -34.00%
• Reading proficiency: 29% ▼ -13.00%
• Median HH income: $25,655
• Composite: 19.7/100
• National rank: #8724
• State rank: #739 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): 44,044

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 58% White 2%
• Hispanic origin (detail): Mexican 92%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 12% English-only · Spanish 88%

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: ▼ -38.11%
• Current HPI: 163.8209
• 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

• 2025-12-29 Listed $1,000 LAOR