2215 San Dario Ave · Laredo, TX 78040

$160,000

5 bd · 3.0 ba · 1,315 sqft · SingleFamily public records · 65 Days on market

Built 1977 4,340 sqft lot $122/sqft · 13% below area Est $272k · 41% under ↓ 11% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.3/30.0
• Appreciation +7.5/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

2 houses on one lot. Front home was divided into 2 living areas. One of them is leased out. Rear home is occupied by one of the owners. 2 electric meters one water meter.

Key facts

• 4,340 sq ft lot
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (10.6% below list).
• Recommended offer: $143k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 66 active listings in the ZIP; 1,448 units permitted in Webb County in 2024 (245 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.9% local appreciation)).
• Webb County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $143,024 (10.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.89% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.39%
• DSCR: 0.89
• GRM: 9.3

CMA / ARV

• ARV (median comp): $271,500
• List price: $160,000
• Delta: -41.07%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.68×
• Total profit: $30,636
• Equity at exit: $89,973

10-year hold

• IRR: 12.1%
• Equity multiple: 3.19×
• Total profit: $98,039
• Equity at exit: $154,707

Cash invested: $44,800 (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 78040

• Home prices YoY: 3.9%
• Active inventory: 66
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$313 /mo · $3,760/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-89

Break-even live

Break-even rent $1,543

Max offer price $144,252

Occupancy floor —

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $160,000 Active 65 DOM
2. 2026-06-17
   days on market $160,000 Active 64 DOM
3. 2026-06-16
   days on market $160,000 Active 63 DOM
4. 2026-06-15
   days on market $160,000 Active 62 DOM
5. 2026-06-13
   days on market $160,000 Active 60 DOM
6. 2026-06-12
   days on market $160,000 Active 59 DOM
7. 2026-06-10
   days on market $160,000 Active 56 DOM
8. 2026-06-08
   days on market $160,000 Active 55 DOM
9. 2026-06-08
   days on market $160,000 Active 54 DOM
10. 2026-06-07
    days on market $160,000 Active 53 DOM
11. 2026-06-03
    days on market $160,000 Active 50 DOM
12. 2026-06-02
    days on market $160,000 Active 49 DOM
13. 2026-06-01
    days on market $160,000 Active 48 DOM
14. 2026-05-31
    days on market $160,000 Active 47 DOM
15. 2026-04-13
    listed $160,000 Active 170-char remark

    Show marketing remark (170 chars)

    2 houses on one lot. Front home was divided into 2 living areas. One of them is leased out. Rear home is occupied by one of the owners. 2 electric meters one water meter.

16. 2025-04-07
    listed $180,000 Active
17. 1994-10-20
    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: $3,760 · $313/mo
• Projected year-2 tax: $3,760 · $313/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 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: $17,163
• − Mortgage interest: −$8,962
• − Property taxes: −$3,760
• − Insurance: −$800
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$4,655
• Taxable loss: −$3,760
• Est. tax savings @ 24.0%: +$902
• After-tax cash flow: $-167/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): 36,115

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 56% White 3%
• Hispanic origin (detail): Mexican 95%
• Foreign-born: 32% · Canada
• Languages at home: 7% English-only · Spanish 93%

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: ▲ 4.93%
• Current HPI: 133.0457
• 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

-11.1% since first listed

3 events — show timeline

• 2026-04-13 Listed $160,000 LAOR
• 2025-04-07 Listed $180,000 LAOR
• 1994-10-20 Sold (Public Records) — Public Records

Property tax history

+9.4%/yr

Latest (2025): $3,760 · +6.5% YoY. Source: county tax records.