5308 Cypress Dr #5908 · Laredo, TX 78041

$1,550

3 bd · 2.5 ba · 1,670 sqft · SingleFamily · 46 Days on market

Built 1980 3,080 sqft lot $1/sqft · 99% below area ↓ 9% since listing

---

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
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Two-story townhome for lease. Walking distance to Newman Elementary. Back storage room outside.

Key facts

• Two-story townhome
• 3,080 sq ft lot
• Built 1980

Tags

• TWO-STORY TOWNHOME
• BACK STORAGE ROOM OUTSIDE

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Underground utilities
• Home design: Condo/Townhouse; Residential property; 2 stories
• Construction: Brick veneer construction; Slab foundation
• Exterior features: Wood fencing; Level lot

Interior

• Kitchen: Microwave; Range; Refrigerator; Electric water heater
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Central air conditioning; Ceiling fans
• Interior features: Kitchen island

🏷️ Possibly a rental listed for sale. The $1,550 price doesn't fit this home's estimated sale value (~$223,647) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Recommended offer: $2k (3.0% below list) — sets the bar for market timing.
• Cap rate 1142.5% 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: Newman El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 392 students, 89% FRL) — zoned schools average 89% FRL vs 72% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 124 active listings in the ZIP; 7 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 $10 of loan paydown is wiped out by about $46 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 $434 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($2k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $1,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 120.72% ✓
• Cap rate: 1142.46%
• Cash-on-cash: 4057.73%
• DSCR: 181.55
• GRM: 0.1

CMA / ARV

• ARV (median comp): $223,647
• List price: $1,550
• Delta: -99.31%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Kentucky	0.57mi	3/2.0	1,790 (+7%)	4mo	$226,000	$126	56
1005 Chaparral	0.47mi	3/2.0	1,886 (+13%)	23mo	$215,000	$114	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 215.85×
• Total profit: $93,246
• Equity at exit: $231

10-year hold

• IRR: —
• Equity multiple: 465.67×
• Total profit: $201,667
• Equity at exit: $134

Cash invested: $434 (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: 0.1×

Monthly cashflow live

• Estimated rent: $1,871 high
• Mortgage (P&I): −$8
• Tax est. 1.5%: −$2 /mo · $23/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $1,468

Break-even live

Break-even rent $14

Max offer price $1,550

Occupancy floor 17%

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: $388
• Closing costs: $46
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Indiana St Laredo, TX	3.0	2.5	1843	$2,000	$1.09	44d	1	0.60mi
707 Saint James Dr #105 Laredo, TX	3.0	3.5	1510	$1,950	$1.29	44d	1	0.88mi
4505 Springfield Ave Laredo, TX	1.0–3.0	1.0–2.0	740	$1,050	$1.42	44d	3	0.90mi
6317 Krone Ln Unit A3 Laredo, TX	3.0	2.5	1904	$2,600	$1.37	44d	1	1.08mi
1609 Suldana Ave #327 Laredo, TX	3.0	2.5	1638	$1,850	$1.13	44d	1	1.11mi
1609 Suldana Ave Unit 323 Laredo, TX	3.0	2.5	1638	$1,800	$1.10	44d	1	1.11mi
3509 Springfield Ave Laredo, TX	3.0	2.0	1394	$1,250	$0.90	44d	1	1.36mi

Listing history 17 events

1. 2026-06-19
   days on market $1,550 Active 46 DOM
2. 2026-06-18
   days on market $1,550 Active 45 DOM
3. 2026-06-17
   days on market $1,550 Active 44 DOM
4. 2026-06-16
   days on market $1,550 Active 43 DOM
5. 2026-06-15
   days on market $1,550 Active 42 DOM
6. 2026-06-14
   days on market $1,550 Active 40 DOM
7. 2026-06-13
   days on market $1,550 Active 39 DOM
8. 2026-06-10
   days on market $1,550 Active 37 DOM
9. 2026-06-09
   days on market $1,550 Active 36 DOM
10. 2026-06-08
    days on market $1,550 Active 35 DOM
11. 2026-06-07
    days on market $1,550 Active 34 DOM
12. 2026-06-03
    pricedays on market $1,550 Active 30 DOM
13. 2026-06-02
    days on market $1,700 Active 29 DOM
14. 2026-06-01
    days on market $1,700 Active 28 DOM
15. 2026-05-31
    days on market $1,700 Active 27 DOM
16. 2026-05-30
    days on market $1,700 Active 26 DOM
17. 2026-05-03
    listed $1,700 Active 95-char remark

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $22,455
• − Mortgage interest: −$87
• − Property taxes: −$23
• − Insurance: −$8
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$45
• Taxable income: $18,699
• Est. tax owed @ 24.0%: −$4,488
• After-tax cash flow: $13,123/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

-8.8% since first listed

2 events — show timeline

• 2026-06-03 Price Changed $1,550 LAOR
• 2026-05-03 Listed $1,700 LAOR