5500 Mcpherson Rd #29 · Laredo, TX 78041

$159,000

2 bd · 1.5 ba · 1,254 sqft · SingleFamily · 268 Days on market

Built 1981 2,797 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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• 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

Stylish 2-story condo in central Laredo featuring 2 bedrooms and 1 bath. Numerous upgrades throughout, including granite floors and custom wood details, make this home truly one of a kind. Enjoy the privacy of an enclosed back patio—a must see!

Key facts

• 2 story condo
• Granite floors
• Custom wood details

Tags

• 2 STORY CONDO
• GRANITE FLOORS
• CUSTOM WOOD DETAILS
• ENCLOSED BACK PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $18 ($214/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 $141k (11.1% below list).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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+.
• 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.
• 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 $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 268 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 12131% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 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: 0.89% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.4

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-24,608
• Equity at exit: $23,707

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-19,878
• Equity at exit: $13,747

Cash invested: $44,520 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $18

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 94%

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: $39,750
• Closing costs: $4,770
• 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 21 events

1. 2026-06-19
   days on market $159,000 Active 268 DOM
2. 2026-06-18
   days on market $159,000 Active 267 DOM
3. 2026-06-17
   days on market $159,000 Active 266 DOM
4. 2026-06-16
   days on market $159,000 Active 265 DOM
5. 2026-06-15
   days on market $159,000 Active 264 DOM
6. 2026-06-14
   days on market $159,000 Active 262 DOM
7. 2026-06-13
   days on market $159,000 Active 261 DOM
8. 2026-06-10
   days on market $159,000 Active 259 DOM
9. 2026-06-09
   days on market $159,000 Active 258 DOM
10. 2026-06-08
    days on market $159,000 Active 257 DOM
11. 2026-06-07
    days on market $159,000 Active 256 DOM
12. 2026-06-03
    days on market $159,000 Active 252 DOM
13. 2026-06-02
    days on market $159,000 Active 251 DOM
14. 2026-06-01
    days on market $159,000 Active 250 DOM
15. 2026-05-31
    days on market $159,000 Active 249 DOM
16. 2026-05-30
    days on market $159,000 Active 248 DOM
17. 2026-03-04
    historical $1,300
18. 2026-02-10
    listed $1,300
19. 2025-10-27
    historical $1,300
20. 2025-09-25
    listed $1,300
21. 2025-09-24
    listed $159,000 Active 250-char remark

    Show marketing remark (250 chars)

    Stylish 2-story condo in central Laredo featuring 2 bedrooms and 1 bath. Numerous upgrades throughout, including granite floors and custom wood details, make this home truly one of a kind. Enjoy the privacy of an enclosed back patio—a must see!

ⓘ 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: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$4,625
• Taxable loss: −$2,464
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $805/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

-99.2% since first listed

5 events — show timeline

• 2026-03-04 Rental Removed $1,300 LAOR
• 2026-02-10 Listed for Rent $1,300 LAOR
• 2025-10-27 Rental Removed $1,300 LAOR
• 2025-09-25 Listed for Rent $1,300 LAOR
• 2025-09-24 Listed $159,000 LAOR