936 S Houston St · Aransas Pass, TX 78336

$229,900

3 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 47 Days on market

Built 1950 7,000 sqft lot Est $230k · at est.

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

$2500 closing costs with acceptable offer!! Adorable Historic Home Just Blocks from the Ocean. Step into timeless charm with this beautifully maintained 3-bedroom, 2-bath home, perfectly blending historic character with modern comfort. Nestled on a tree-lined lot, this property offers the ideal coastal lifestyle—just blocks from the ocean. Inside, you’ll find a thoughtfully designed interior, fully furnished for immediate move-in, or perfect for an income producing Airbnb. The spacious living areas showcase classic architectural details while providing a warm, welcoming atmosphere. The updated kitchen and dining space make entertaining easy, while large windows invite in natural

Key facts

• Large windows
• Updated kitchen
• Historic home

Tags

• HISTORIC HOME
• TREE LINED LOT
• THOUGHTFULLY DESIGNED INTERIOR
• FULLY FURNISHED
• UPDATED KITCHEN
• LARGE WINDOWS

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Detached garage; 2 garage spaces; Rear/side/off-street parking; On-street parking; RV access/parking
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Utilities available
• Home design: 2-story house; Shingle roof; Vinyl siding; Slab foundation
• Construction: Built with vinyl siding; Shingle roof; Slab foundation
• Exterior features: Covered, screened patio; Storage; Wood fencing; Landscaped, interior lot

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Primary bedroom located downstairs
• Flooring: Hardwood; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Ductless heating and cooling; Window unit(s)
• Interior features: Open floor plan; Paneling and wainscoting; Window coverings and treatments; Primary bedroom on the downstairs level; Split bedroom layout
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.6% in Aransas Pass — 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 72/100 on livability (#253 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Aransas Pass ISD (town): math 28% / reading 35% proficiency, ranked #597 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: H T Faulk El (483 students, 74% FRL); A C Blunt Middle (math 23% / reading 34%, grade F, #1,122 of 1,662 statewide, top 69%, 387 students, 64% FRL); Aransas Pass H S (math 37% / reading 37%, grade F, #897 of 1,632 statewide, top 57%, 457 students, 56% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: 283 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago 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

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.29% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.55%
• DSCR: 1.56
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $230,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
936 S Houston St	0.00mi	3/2.0	1,330 (0%)	1mo	$229,900	$173	99
243 E Magnolia Ave	0.24mi	3/2.0	1,325 (-0%)	2mo	$249,000	$188	87
630 S Lamont	0.41mi	3/2.0	1,269 (-5%)	2mo	$229,000	$180	72
1179 Houston S	0.27mi	3/2.0	1,395 (+5%)	9mo	$235,000	$168	72
109 Misty	0.62mi	3/2.0	1,339 (+1%)	4mo	$210,000	$157	66
762 S Bay	0.53mi	3/2.0	1,409 (+6%)	1mo	$550,000	$390	65
119 Misty Ln	0.66mi	3/2.0	1,264 (-5%)	4mo	$249,500	$197	58
101 Saunders Ln	0.44mi	3/2.0	1,206 (-9%)	9mo	$220,000	$182	57
1034 S 10th St	0.72mi	2/2.0 (-1)	1,312 (-1%)	5mo	$179,900	$137	55
348 S Whitney St	0.58mi	2/2.5 (-1)	1,220 (-8%)	2mo	$199,000	$163	51
1500 Kenwood Dr	0.64mi	3/2.0	1,459 (+10%)	4mo	$240,000	$164	50
612 S 9th St	0.71mi	3/1.0	1,131 (-15%)	7mo	$127,900	$113	32

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,542
• Equity at exit: $34,279

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $51,677
• Equity at exit: $19,878

Cash invested: $64,372 (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 78336

• Home prices YoY: -29.5%
• Active inventory: 283
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,968 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$370 /mo · $4,434/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $607

Break-even live

Break-even rent $2,199

Max offer price $229,900

Occupancy floor 75%

Sensitivity live

Price	-10% $737	-5% $672	+0% $607	+5% $542	+10% $477
Rent	-10% $373	-5% $490	+0% $607	+5% $724	+10% $841
Rate	-1.0pp $723	-0.5pp $665	base $607	+0.5pp $547	+1.0pp $487

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1131 S 8th St Unit 1268400P Aransas Pass, TX	3.0	2.0	1280	$4,105	$3.21	45d	1	0.55mi
1109 W Nelson Ave Aransas Pass, TX	2.0	2.0	1304	$1,800	$1.38	45d	1	0.81mi
633 N Commercial St Aransas Pass, TX	2.0	1.0	900	$1,850	$2.06	23d	1	1.32mi

Listing history 26 events

1. 2026-04-26
   status Pending
2. 2026-04-15
   historical
3. 2026-04-08
   price $229,900
4. 2026-03-22
   price $234,900
5. 2026-02-27
   listed $235,000 Active
6. 2025-10-05
   status Active
7. 2025-09-27
   status Pending
8. 2025-09-09
   price $239,900
9. 2025-08-23
   listed $255,000 Active
10. 2025-05-31
    price $255,000
11. 2025-04-18
    price $265,000
12. 2025-01-06
    listed $280,000 Active
13. 2022-05-11
    soldstatus
14. 2022-05-10
    historical
15. 2022-05-09
    soldstatus Closed
16. 2022-04-10
    status Pending
17. 2022-04-01
    status Active
18. 2022-03-24
    status Pending
19. 2022-03-22
    historical
20. 2022-02-02
    listed $225,000 Active
21. 2022-01-26
    soldstatus
22. 2018-02-20
    historical
23. 2018-02-09
    soldstatus
24. 2018-02-07
    soldstatus Closed
25. 2018-01-31
    status Pending
26. 2018-01-21
    listed $65,000 Active

ⓘ 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: $4,434 · $370/mo
• Projected year-2 tax: $4,434 · $370/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 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 29 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $35,611
• − Mortgage interest: −$12,878
• − Property taxes: −$4,434
• − Insurance: −$1,947
• − Repairs & maintenance: −$2,849
• − Management: −$2,849
• − Depreciation: −$6,688
• Taxable income: $3,966
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $6,332/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: Aransas Pass ISD
• NCES district ID: 4808580
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $40,869
• Composite: 26.55/100
• National rank: #7191
• State rank: #597 of 826 in TX

Livability — Aransas Pass

• Score: 72/100
• State rank: #253
• US rank: #5980

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aransas Pass, TX
• Population (ZIP): 12,146

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Hispanic / Latino 43% Two or more races 21% Asian 2% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 36% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 21% Tagalog/Filipino 1%

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.56%
• Current HPI: 187.8443
• 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

+253.7% since first listed

26 events — show timeline

• 2026-04-26 Pending — CBMLS
• 2026-04-15 Delisted — CBMLS
• 2026-04-08 Price Changed $229,900 CBMLS
• 2026-03-22 Price Changed $234,900 CBMLS
• 2026-02-27 Listed $235,000 CBMLS
• 2025-10-05 Relisted — CBMLS
• 2025-09-27 Pending — CBMLS
• 2025-09-09 Price Changed $239,900 CBMLS
• 2025-08-23 Listed $255,000 CBMLS
• 2025-05-31 Price Changed $255,000 CBMLS
• 2025-04-18 Price Changed $265,000 CBMLS
• 2025-01-06 Listed $280,000 CBMLS
• 2022-05-11 Sold (Public Records) — Public Records
• 2022-05-10 Delisted — CBMLS
• 2022-05-09 Sold (MLS) — CBMLS
• 2022-04-10 Pending — CBMLS
• 2022-04-01 Relisted — CBMLS
• 2022-03-24 Pending — CBMLS
• 2022-03-22 Delisted — CBMLS
• 2022-02-02 Listed $225,000 CBMLS
• 2022-01-26 Sold (Public Records) — Public Records
• 2018-02-20 Delisted — CBMLS
• 2018-02-09 Sold (Public Records) — Public Records
• 2018-02-07 Sold (MLS) — CBMLS
• 2018-01-31 Pending — CBMLS
• 2018-01-21 Listed $65,000 CBMLS

Property tax history

+10.0%/yr

Latest (2025): $4,434 · +3.2% YoY. Source: county tax records.