130 Padre Blvd #612 · South Padre Island, TX 78597

$305,000

2 bd · 2.0 ba · 1,043 sqft · Condo · 121 Days on market

Built 1984 Good condition $292/sqft · 23% below area Est $394k · 23% under $620/mo HOA · 21% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +7.3/30.0
• 1% rule +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Top-floor coastal retreat offering more space than many comparable condos in the area — and competitively priced. Located just a short walk from the beach, this beautifully furnished 2-bedroom, 2-bath condo combines comfort, functionality, and island living in one attractive package. Enjoy abundant natural light, ocean breezes, and an open-concept living and dining area that flows seamlessly into the fully equipped kitchen — perfect for entertaining or relaxing after a day by the water. Both bedrooms are generously sized with ample closet space, while the primary suite features a private bath. Step onto your private balcony and enjoy the relaxed coastal atmosphere from this quiet, well-maintained community. Features include in-unit stackable washer/dryer, new roof installed in 2025, tennis and pickleball courts, and move-in ready furnishings. Excellent opportunity for a vacation getaway, or investment property on South Padre Island.

Key facts

• Private balcony
• New roof installed
• $620 HOA

Tags

• TOP-FLOOR COASTAL RETREAT
• SHORT WALK FROM THE BEACH
• FULLY EQUIPPED KITCHEN
• PRIVATE BALCONY
• IN-UNIT STACKABLE WASHER DRYER
• NEW ROOF INSTALLED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (3.7% below list).
• Recommended offer: $246k (19.3% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 1.9% in South Padre Island — 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 60/100 on livability (#1,077 in TX) — a middle-class / working-renter tenant base. Strengths: housing B; Watch: amenities C-, crime F, commute F.
• Point Isabel ISD (town): math 14% / reading 31% proficiency, ranked #756 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Port Isabel J H (math 10% / reading 29%, grade F, #1,445 of 1,662 statewide, top 88%, 425 students, 84% FRL); Port Isabel H S (math 17% / reading 42%, grade F, #1,112 of 1,632 statewide, top 70%, 606 students, 82% FRL) — zoned schools average 83% FRL vs 35% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 628 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $2,938/mo this rent would consume 52% of the median local household income ($68k/yr) (locally 20% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y 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: HOA is 21% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,083 (19.3% 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 121 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.72%
• DSCR: 0.75
• GRM: 8.7

CMA / ARV

• ARV (median comp): $393,617
• List price: $305,000
• Delta: -22.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Padre Blvd Unit A314 (1314)	0.08mi	2/2.0	967 (-7%)	10mo	$337,500	$349	76
130 Padre Blvd #102	0.00mi	2/1.0	858 (-18%)	14mo	$250,000	$291	59
402 Padre Blvd #605	0.40mi	2/2.0	1,112 (+7%)	16mo	$499,000	$449	57
404 Padre Blvd #202	0.42mi	2/2.0	926 (-11%)	7mo	$519,000	$560	56
404 Padre Blvd #1004	0.42mi	2/2.0	1,235 (+18%)	4mo	$480,000	$389	52
1700 Gulf Blvd #307	1.11mi	2/2.0	1,076 (+3%)	12mo	$399,950	$372	49
115 E Marlin St Unit D	1.41mi	2/2.0	1,130 (+8%)	4mo	$435,000	$385	48
708 Padre Blvd #1504	0.63mi	2/2.0	1,172 (+12%)	6mo	$584,900	$499	45
1816 Gulf Blvd #402	1.16mi	2/2.0	1,167 (+12%)	16mo	$695,000	$596	32
2100 Gulf Blvd	1.33mi	3/2.0 (+1)	1,226 (+18%)	5mo	$640,000	$522	31
2100 Gulf Blvd #302	1.33mi	2/2.0	1,226 (+18%)	18mo	$450,000	$367	25
1700 Gulf Blvd #312	1.11mi	3/2.0 (+1)	1,256 (+20%)	16mo	$459,000	$365	22

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: -25.9%
• Equity multiple: 0.12×
• Total profit: $-74,930
• Equity at exit: $45,476

10-year hold

• IRR: -22.0%
• Equity multiple: -0.13×
• Total profit: $-96,912
• Equity at exit: $26,371

Cash invested: $85,400 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78597

• Home prices YoY: -13.5%
• Active inventory: 628
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,938 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$620
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $-407

Break-even live

Break-even rent $3,453

Max offer price $246,083

Occupancy floor —

Sensitivity live

Price	-10% $-196	-5% $-302	+0% $-407	+5% $-513	+10% $-618
Rent	-10% $-639	-5% $-523	+0% $-407	+5% $-291	+10% $-175
Rate	-1.0pp $-254	-0.5pp $-330	base $-407	+0.5pp $-486	+1.0pp $-567

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: $76,250
• Closing costs: $9,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Padre Blvd #1208 South Padre Island, TX	1.0	2.0	781	$3,000	$3.84	139d	1	0.09mi
150 Padre Blvd Unit 1372339P South Padre Island, TX	2.0	2.0	1194	$4,507	$3.77	117d	1	0.15mi
600 Padre Blvd Unit B201 South Padre Island, TX	2.0	2.0	929	$2,800	$3.01	2d	1	0.58mi
113 W Sunny Isle Dr Unit 2 South Padre Island, TX	2.0	1.0	750	$2,300	$3.07	109d	1	1.05mi
111 W Sunny Isle Dr Unit 401 South Padre Island, TX	2.0	2.0	928	$2,351	$2.53	0d	1	1.06mi
111 W Sunny Isle Dr Unit 201 South Padre Island, TX	2.0	2.0	928	$2,500	$2.69	109d	1	1.06mi
102 W Corral St #2 South Padre Island, TX	2.0	2.0	992	$1,900	$1.92	0d	1	1.23mi
102 W Corral St #3 South Padre Island, TX	2.0	1.0	992	$1,750	$1.76	0d	1	1.23mi

Property features AI

Finance

• Other: Paved road accessSidewalks in the community
• HOA & community: Mandatory association: Gulfview Homeowner AssociationMonthly association fee of $620POA transfer fee applies

Exterior

• Parking: No garage or carportNo covered or assigned parking spaces
• Utilities: Public waterCity sewer
• Home design: Condominium (Gulfview II)Not new constructionFlat or other roof
• Construction: Slab foundationNo construction material specified
• Exterior features: BalconyBBQ pit / grillOn-site exercise roomCovered patioGulfside waterfront

Interior

• Kitchen: RefrigeratorElectric smooth top range
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Laminate countertopsCeiling fan(s)Drapes
• Laundry & utility: Electric water heaterWater heater located in utility area

HOA detail $620/mo · $7,440/yr condo

• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $305,000 Active 121 DOM
2. 2026-09-23
   days on market $305,000 Active 120 DOM
3. 2026-09-22
   days on market $305,000 Active 119 DOM
4. 2026-09-21
   days on market $305,000 Active 118 DOM
5. 2026-09-20
   days on market $305,000 Active 117 DOM
6. 2026-09-18
   days on market $305,000 Active 115 DOM
7. 2026-09-17
   days on market $305,000 Active 114 DOM
8. 2026-09-16
   days on market $305,000 Active 113 DOM
9. 2026-09-15
   days on market $305,000 Active 112 DOM
10. 2026-09-14
    days on market $305,000 Active 111 DOM
11. 2026-09-13
    days on market $305,000 Active 110 DOM
12. 2026-09-12
    days on market $305,000 Active 109 DOM
13. 2026-09-11
    days on market $305,000 Active 108 DOM
14. 2026-09-05
    days on market $305,000 Active 102 DOM
15. 2026-09-04
    days on market $305,000 Active 101 DOM
16. 2026-09-03
    days on market $305,000 Active 100 DOM
17. 2026-08-31
    days on market $305,000 Active 97 DOM
18. 2026-08-30
    days on market $305,000 Active 96 DOM
19. 2026-08-29
    days on market $305,000 Active 95 DOM
20. 2026-08-28
    days on market $305,000 Active 94 DOM
21. 2026-08-27
    days on market $305,000 Active 93 DOM
22. 2026-08-26
    days on market $305,000 Active 92 DOM
23. 2026-08-25
    days on market $305,000 Active 91 DOM
24. 2026-08-24
    days on market $305,000 Active 90 DOM
25. 2026-08-23
    days on market $305,000 Active 89 DOM
26. 2026-08-22
    days on market $305,000 Active 88 DOM
27. 2026-08-21
    days on market $305,000 Active 87 DOM
28. 2026-08-20
    days on market $305,000 Active 86 DOM
29. 2026-08-19
    days on market $305,000 Active 85 DOM
30. 2026-08-18
    days on market $305,000 Active 84 DOM
31. 2026-08-17
    days on market $305,000 Active 83 DOM
32. 2026-08-16
    days on market $305,000 Active 82 DOM
33. 2026-08-15
    days on market $305,000 Active 81 DOM
34. 2026-08-14
    days on market $305,000 Active 80 DOM
35. 2026-08-13
    days on market $305,000 Active 79 DOM
36. 2026-08-12
    days on market $305,000 Active 78 DOM
37. 2026-08-11
    days on market $305,000 Active 77 DOM
38. 2026-08-10
    days on market $305,000 Active 76 DOM
39. 2026-08-09
    days on market $305,000 Active 75 DOM
40. 2026-08-08
    days on market $305,000 Active 74 DOM
41. 2026-08-07
    days on market $305,000 Active 73 DOM
42. 2026-08-06
    days on market $305,000 Active 72 DOM
43. 2026-08-05
    days on market $305,000 Active 71 DOM
44. 2026-08-04
    days on market $305,000 Active 70 DOM
45. 2026-08-03
    days on market $305,000 Active 69 DOM
46. 2026-07-31
    days on market $305,000 Active 66 DOM
47. 2026-07-29
    days on market $305,000 Active 64 DOM
48. 2026-07-27
    days on market $305,000 Active 62 DOM
49. 2026-07-25
    days on market $305,000 Active 60 DOM
50. 2026-07-23
    days on market $305,000 Active 58 DOM

ⓘ 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 6/10 Major FEMA zone X (shaded) · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥105°F today · 31 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,250
• − Mortgage interest: −$17,085
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,820
• − Management: −$2,820
• − HOA: −$7,440
• − Depreciation: −$8,873
• Taxable loss: −$9,887
• Est. tax savings @ 24.0%: +$2,373
• After-tax cash flow: $-2,513/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $5,215–$15,645 screening

This top-floor coastal retreat offers more space than many comparable condos in the area and is competitively priced. The property is in good condition with some cosmetic updates needed to enhance its value.

Repairs flagged

• Minor kitchen cabinets — Light wear and tear.
• Minor bathroom fixtures — Older style and possibly worn out.
• Minor living area flooring — Tile flooring appears worn and could benefit from a fresh coat of sealant.
• Minor paint in living areas — Paint appears faded and could be refreshed with a fresh coat.

Value-add opportunities

• Both Paint living areas and bathrooms — Fresh paint can significantly improve the appearance and value of the property. ↑
• Both Replace kitchen cabinets and countertops — New cabinets and countertops can enhance the functionality and aesthetic appeal of the kitchen. ↑
• Both Replace bathroom fixtures — Modern fixtures can improve the functionality and aesthetic appeal of the bathrooms. ↑
• Both Replace flooring in living areas — New flooring can enhance the functionality and aesthetic appeal of the living areas. ↑
• Both Landscaping and curb appeal improvements — Fresh landscaping can improve the curb appeal and overall aesthetic of the property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Middle Port Isabel J H F TX #1,445/1,662 Nat'l #11,801/14,009 High Port Isabel H S F TX #1,112/1,632 Nat'l #11,215/17,239

Schools (NCES district)

• District: Point Isabel ISD
• NCES district ID: 4835250
• Math proficiency: 14% ▼ -24.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $38,115
• Composite: 18.78/100
• National rank: #8871
• State rank: #756 of 826 in TX

C Composite livability gradescore 60/100

Livability — South Padre Island

• Score: 60/100
• State rank: #1077
• US rank: #19107

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Padre Island, TX
• County: Cameron County · 441,603 people
• Metro: Brownsville-Harlingen, TX
• Population (ZIP): 2,935
• Household income: $68,421
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 20% of renters

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Population outlook (Cameron County) Hauer SSP2

• Today (2025): 441,603 people
• By 2030: 448,113 · +1.5%
• By 2040: 456,385 · +3.3%
• By 2050: 456,294 · +3.3%
• By 2075: 423,851 · -4.0%
• By 2100: 342,787 · -22.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 15% Two or more races 7% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 5% Lithuanian 4% German 2%
• Foreign-born: 13% · Canada
• Languages at home: 88% English-only · Spanish 11% Other Indo-European 1%

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Political lean MEDSL · Cameron

• 2024 margin: Lean R (+5.8) · D 46.7% · R 52.5%
• 2008→2024 swing: -34.6pp toward R · 2008: 28.8pp · 2024: -5.8pp
• All cycles: 2024: R+5.8 2020: D+13.2 2016: D+32.5 2012: D+32.4 2008: D+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.59%
• Current HPI: 425.29
• Rent YoY: —
• Metro: Brownsville-Harlingen, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Other: Paved road accessSidewalks in the community
• HOA & community: Mandatory association: Gulfview Homeowner AssociationMonthly association fee of $620POA transfer fee applies

Exterior

• Parking: No garage or carportNo covered or assigned parking spaces
• Utilities: Public waterCity sewer
• Home design: Condominium (Gulfview II)Not new constructionFlat or other roof
• Construction: Slab foundationNo construction material specified
• Exterior features: BalconyBBQ pit / grillOn-site exercise roomCovered patioGulfside waterfront

Interior

• Kitchen: RefrigeratorElectric smooth top range
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Laminate countertopsCeiling fan(s)Drapes
• Laundry & utility: Electric water heaterWater heater located in utility area

Price history

+14423.8% since first listed

17 events — show timeline

• 2026-05-26 Listed $305,000 RGVMLS
• 2026-05-26 Listed $305,000 MCALLENMLS
• 2026-05-15 Listed $305,000 SPIBOR
• 2026-04-18 Rental Removed $2,500 Avail
• 2026-03-16 Listed for Rent $2,500 Avail
• 2025-09-12 Rental Removed $2,200 Avail
• 2025-09-10 Listed $329,000 SPIBOR
• 2025-07-14 Listed for Rent $2,200 Avail
• 2025-07-07 Rental Removed $2,200 Avail
• 2025-05-17 Price Changed $2,200 Avail
• 2025-05-06 Listed for Rent $2,350 Avail
• 2024-01-30 Rental Removed $2,300 Avail
• 2024-01-09 Listed for Rent $2,300 Avail
• 2023-12-21 Rental Removed $1,900 Avail
• 2023-11-12 Price Changed $1,900 Avail
• 2023-10-17 Listed for Rent $2,100 Avail
• 2021-05-21 Sold (MLS) — SPIBOR