2711 Slowriver Ct · Laredo, TX 78046

$120,999

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 193 Days on market

Built 2014 4,813 sqft lot ↓ 14% 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).

• Cash flow +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• 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 3-bedroom, 2-bath mobile home featuring an open floor plan and a spacious master suite with a private bath, soaking tub, and separate standing shower. Home comes equipped with refrigerator, stove, and dishwasher. Move-in ready and well maintained.

Key facts

• 4,813 sq ft lot
• Built 2014
• Listed 192 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $121k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $121k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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+.
• 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: 482 active listings in the ZIP; 4 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 $836 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $106,479 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 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. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.51%
• DSCR: 1.51
• GRM: 7.6

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,043
• Equity at exit: $18,041

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $27,370
• Equity at exit: $10,462

Cash invested: $33,880 (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 78046

• Home prices YoY: -13.0%
• Active inventory: 482
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$635
• Tax from tax record: −$43 /mo · $510/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $325

Break-even live

Break-even rent $921

Max offer price $120,999

Occupancy floor 71%

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: $30,250
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5610 Doc Sigi Perez Loop Unit 2 Laredo, TX	2.0	2.0	910	$950	$1.04	43d	1	1.01mi
307 Santander Dr Laredo, TX	3.0	2.0	1402	$1,600	$1.14	43d	1	1.27mi
5807 Colegio Ln Laredo, TX	3.0	2.0	1111	$1,750	$1.58	43d	1	1.29mi
5601 Cuenca Dr Unit C Laredo, TX	2.0	1.0	950	$1,000	$1.05	43d	1	1.33mi

Listing history 19 events

1. 2026-06-19
   days on market $120,999 Active 193 DOM
2. 2026-06-18
   days on market $120,999 Active 192 DOM
3. 2026-06-17
   days on market $120,999 Active 191 DOM
4. 2026-06-16
   days on market $120,999 Active 190 DOM
5. 2026-06-15
   days on market $120,999 Active 189 DOM
6. 2026-06-14
   days on market $120,999 Active 187 DOM
7. 2026-06-13
   days on market $120,999 Active 186 DOM
8. 2026-06-10
   days on market $120,999 Active 184 DOM
9. 2026-06-09
   days on market $120,999 Active 183 DOM
10. 2026-06-08
    days on market $120,999 Active 182 DOM
11. 2026-06-07
    days on market $120,999 Active 181 DOM
12. 2026-06-03
    days on market $120,999 Active 177 DOM
13. 2026-06-02
    days on market $120,999 Active 176 DOM
14. 2026-06-01
    days on market $120,999 Active 175 DOM
15. 2026-05-31
    days on market $120,999 Active 174 DOM
16. 2026-05-30
    days on market $120,999 Active 173 DOM
17. 2026-05-20
    price $120,999 257-char remark

    Show marketing remark (257 chars)

    Beautiful 3-bedroom, 2-bath mobile home featuring an open floor plan and a spacious master suite with a private bath, soaking tub, and separate standing shower. Home comes equipped with refrigerator, stove, and dishwasher. Move-in ready and well maintained.

18. 2026-04-13
    price $128,990 257-char remark

    Show marketing remark (257 chars)

    Beautiful 3-bedroom, 2-bath mobile home featuring an open floor plan and a spacious master suite with a private bath, soaking tub, and separate standing shower. Home comes equipped with refrigerator, stove, and dishwasher. Move-in ready and well maintained.

19. 2025-12-09
    listed $140,000 Active 257-char remark

    Show marketing remark (257 chars)

    Beautiful 3-bedroom, 2-bath mobile home featuring an open floor plan and a spacious master suite with a private bath, soaking tub, and separate standing shower. Home comes equipped with refrigerator, stove, and dishwasher. Move-in ready and well maintained.

ⓘ 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: $510 · $43/mo
• Projected year-2 tax: $2,214 · $185/mo
• Expected delta: +$1,704/yr (+$142/mo · 333.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 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: $15,986
• − Mortgage interest: −$6,778
• − Property taxes: −$510
• − Insurance: −$605
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$3,520
• Taxable income: $2,015
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $3,416/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): 71,965

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 53% White 2%
• Hispanic origin (detail): Mexican 92%
• Foreign-born: 22% · Canada
• Languages at home: 9% English-only · Spanish 91%

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: ▼ -29.36%
• Current HPI: 196.8153
• 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

-13.6% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $120,999 LAOR
• 2026-04-13 Price Changed $128,990 LAOR
• 2025-12-09 Listed $140,000 LAOR

Property tax history

-4.4%/yr

Latest (2025): $510 · -10.6% YoY. Source: county tax records.