112 E Oleander St #2 · South Padre Island, TX 78597

$315,000

2 bd · 2.0 ba · 1,160 sqft · Condo · 261 Days on market

Built 2005 Good condition $272/sqft · 10% below area Est $350k · 10% under $466/mo HOA · 18% of rent

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Why this score? — see what drove the F 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 +12.0/15.0
• Cash flow +6.1/30.0
• Condition / age +3.8/5.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your South Padre Island Escape Starts Here. This bright and beautifully kept 2BD/2BA condo offers the perfect mix of comfort, style, and island living. Never used as an Airbnb and enjoyed only by family, the home feels peaceful, cared for, and truly turnkey. Fully furnished and on the ground floor, it’s ready for easy move-in or effortless hosting. Large windows fill the space with natural light, creating a warm and inviting atmosphere. Located walking distance to the beach, you can enjoy morning walks on the sand and quick access to all the fun SPI has to offer. The quiet, well-maintained building features a sparkling swimming pool, ideal for unwinding after a day in the sun. Whether you want a personal getaway or a long-term investment, this condo offers location, comfort, and coastal charm all in one. Turnkey, bright, and perfectly situated, your island retreat is ready. Schedule your private showing today.

Key facts

• Ground floor
• $466 HOA
• Pool

Tags

• GROUND FLOOR
• WALKING DISTANCE TO THE BEACH
• SPARKLING SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-649 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (29.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (17.2% below list).
• Recommended offer: $221k (29.8% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 1.8% 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) — zoned schools average 84% FRL vs 35% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 580 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $2,608/mo this rent would consume 46% 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 261 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,081 (29.8% 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 261 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.83% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.93%
• DSCR: 0.65
• GRM: 10.1

CMA / ARV

• ARV (median comp): $350,092
• List price: $315,000
• Delta: -10.02%
• 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
111 E Venus Ln #3	0.25mi	3/2.0 (+1)	1,109 (-4%)	1mo	$355,000	$320	75
124 E Mars St Unit A	0.40mi	2/2.0	1,070 (-8%)	2mo	$399,900	$374	66
123 E Saturn Ln Unit D-4	0.20mi	2/2.0	1,021 (-12%)	8mo	$350,000	$343	64
3000 Gulf Blvd #302	0.60mi	2/2.0	1,120 (-3%)	6mo	$599,999	$536	61
106 E Atol St #1	0.28mi	2/2.0	882 (-24%)	3mo	$310,000	$351	59
115 E Marlin St Unit D	0.92mi	2/2.0	1,130 (-3%)	2mo	$435,000	$385	59
3900 Gulf Blvd #503	0.14mi	3/3.0 (+1)	1,431 (+23%)	2mo	$715,000	$500	58
2401 Gulf Blvd #212	0.83mi	2/2.0	1,102 (-5%)	2mo	$349,000	$317	55
3608 Gulf Blvd Unit A2	0.28mi	2/2.0	986 (-15%)	9mo	$490,000	$497	54
2100 Gulf Blvd	1.02mi	3/2.0 (+1)	1,226 (+6%)	3mo	$640,000	$522	48
111 E Morningside Dr #209	0.87mi	2/2.0	1,040 (-10%)	2mo	$338,000	$325	46
6300 Padre Blvd #871	1.32mi	3/3.0 (+1)	1,399 (+21%)	8mo	$470,000	$336	25

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: -31.8%
• Equity multiple: -0.04×
• Total profit: $-92,016
• Equity at exit: $46,968

10-year hold

• IRR: -35.1%
• Equity multiple: -0.50×
• Total profit: $-131,867
• Equity at exit: $27,235

Cash invested: $88,200 (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: 4 active · 3 under contract
• Median asking: $319,500 ($332/sqft)
• Median days on market: 87 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: -9.1% vs current asking $/sqft

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: 580
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,608 high
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$466
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-649

Break-even live

Break-even rent $3,430

Max offer price $221,081

Occupancy floor —

Sensitivity live

Price	-10% $-431	-5% $-540	+0% $-649	+5% $-758	+10% $-867
Rent	-10% $-855	-5% $-752	+0% $-649	+5% $-546	+10% $-443
Rate	-1.0pp $-490	-0.5pp $-569	base $-649	+0.5pp $-731	+1.0pp $-814

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: $78,750
• Closing costs: $9,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 E Lantana St Unit 1515053P South Padre Island, TX	2.0	2.0	1108	$3,332	$3.01	63d	1	0.07mi
132 E Gardenia St Unit 1515054P South Padre Island, TX	2.0	2.0	1162	$4,746	$4.08	63d	1	0.13mi
3900 Gulf Blvd #602 South Padre Island, TX	2.0	2.0	1167	$2,600	$2.23	93d	1	0.14mi
110 E Retama St Unit 4 South Padre Island, TX	3.0	4.0	1261	$2,200	$1.74	93d	1	0.21mi
110 E Retama St Unit 1 South Padre Island, TX	3.0	3.0	1500	$2,000	$1.33	93d	1	0.21mi
109 E Retama St South Padre Island, TX	2.0	2.0	885	$2,100	$2.37	93d	1	0.24mi
114 E Atol St #4 South Padre Island, TX	2.0	2.0	853	$2,100	$2.46	93d	1	0.26mi
109 E Venus Ln Unit 3 South Padre Island, TX	1.0	1.0	750	$1,150	$1.53	70d	1	0.27mi
109 E Venus Ln Unit 2 South Padre Island, TX	1.0	1.0	750	$1,250	$1.67	70d	1	0.27mi
107 E Venus Ln Unit 1 South Padre Island, TX	2.0	1.0	750	$1,275	$1.70	63d	1	0.31mi
118 E Campeche St Unit 1515050P South Padre Island, TX	2.0	2.0	990	$4,170	$4.21	70d	1	0.37mi
206 W Bahama St South Padre Island, TX	2.0	1.0	1200	$2,799	$2.33	93d	1	0.38mi
117 E Campeche St Unit 1470134P South Padre Island, TX	2.0	2.0	1194	$3,682	$3.08	70d	1	0.41mi
101 E Capricorn Dr Unit B South Padre Island, TX	2.0	2.0	800	$2,300	$2.88	93d	1	0.50mi
106 W Capricorn Dr South Padre Island, TX	2.0	2.0	1084	$2,200	$2.03	93d	1	0.56mi
103 E Aries Dr #3 South Padre Island, TX	2.0	2.0	1021	$2,200	$2.15	93d	1	0.56mi
123 E Dolphin St Unit 2 South Padre Island, TX	2.0	1.0	995	$2,200	$2.21	93d	1	0.57mi
102 W Aries Dr Unit A South Padre Island, TX	2.0	2.0	1084	$2,150	$1.98	63d	1	0.61mi
111 E Polaris Dr #7 South Padre Island, TX	2.0	2.0	882	$1,800	$2.04	93d	1	0.61mi
126 E Swordfish St Unit 4 South Padre Island, TX	2.0	2.0	900	$2,670	$2.97	93d	1	0.63mi
126 E Swordfish St Unit 1 South Padre Island, TX	2.0	2.0	900	$2,600	$2.89	93d	1	0.63mi
126 E Swordfish St Unit 6 South Padre Island, TX	3.0	2.5	1200	$3,600	$3.00	93d	1	0.63mi
2615 Gulf Blvd South Padre Island, TX	2.0	1.5	1200	$2,250	$1.88	93d	1	0.71mi
110 E Amberjack St Unit 1 South Padre Island, TX	2.0	2.0	856	$2,660	$3.11	70d	1	0.72mi
115 E Coronado Dr South Padre Island, TX	2.0	1.5	843	$2,200	$2.61	63d	1	0.96mi
104 E Parade Dr #19 South Padre Island, TX	2.0	2.5	1100	$2,200	$2.00	63d	1	1.02mi
111 W Sunny Isle Dr Unit 201 South Padre Island, TX	2.0	2.0	928	$2,500	$2.69	63d	1	1.26mi
113 W Sunny Isle Dr Unit 2 South Padre Island, TX	2.0	1.0	750	$2,300	$3.07	63d	1	1.27mi
6410 Padre Blvd South Padre Island, TX	2.0–3.0	2.0	1304	$2,000	$1.53	93d	3	1.39mi
6410 Padre Blvd South Padre Island, TX	2.0–3.0	2.0	1310	$2,200	$1.68	93d	2	1.39mi
6410 Padre Blvd South Padre Island, TX	3.0	2.0	1402	$2,700	$1.93	70d	1	1.40mi
6201 Padre Blvd Unit 102 South Padre Island, TX	2.0	2.0	980	$2,200	$2.24	63d	1	1.42mi

HOA detail $466/mo · $5,592/yr condo

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

Listing history 50 events

1. 2026-08-08
   days on market $315,000 Active 261 DOM
2. 2026-08-07
   days on market $315,000 Active 260 DOM
3. 2026-08-06
   days on market $315,000 Active 259 DOM
4. 2026-08-05
   days on market $315,000 Active 258 DOM
5. 2026-08-04
   days on market $315,000 Active 257 DOM
6. 2026-08-03
   days on market $315,000 Active 256 DOM
7. 2026-07-31
   days on market $315,000 Active 253 DOM
8. 2026-07-29
   days on market $315,000 Active 251 DOM
9. 2026-07-27
   days on market $315,000 Active 249 DOM
10. 2026-07-25
    days on market $315,000 Active 247 DOM
11. 2026-07-23
    days on market $315,000 Active 245 DOM
12. 2026-07-22
    days on market $315,000 Active 244 DOM
13. 2026-07-21
    days on market $315,000 Active 243 DOM
14. 2026-07-18
    days on market $315,000 Active 240 DOM
15. 2026-07-16
    days on market $315,000 Active 238 DOM
16. 2026-07-16
    days on market $315,000 Active 237 DOM
17. 2026-07-14
    days on market $315,000 Active 236 DOM
18. 2026-07-13
    days on market $315,000 Active 235 DOM
19. 2026-07-12
    days on market $315,000 Active 234 DOM
20. 2026-07-11
    days on market $315,000 Active 233 DOM
21. 2026-07-10
    days on market $315,000 Active 232 DOM
22. 2026-07-09
    days on market $315,000 Active 231 DOM
23. 2026-07-08
    days on market $315,000 Active 230 DOM
24. 2026-07-07
    days on market $315,000 Active 229 DOM
25. 2026-07-06
    days on market $315,000 Active 228 DOM
26. 2026-07-05
    days on market $315,000 Active 227 DOM
27. 2026-07-04
    days on market $315,000 Active 226 DOM
28. 2026-07-03
    days on market $315,000 Active 225 DOM
29. 2026-07-02
    days on market $315,000 Active 224 DOM
30. 2026-07-01
    days on market $315,000 Active 223 DOM
31. 2026-06-30
    days on market $315,000 Active 222 DOM
32. 2026-06-29
    days on market $315,000 Active 221 DOM
33. 2026-06-28
    days on market $315,000 Active 220 DOM
34. 2026-06-28
    days on market $315,000 Active 219 DOM
35. 2026-06-27
    days on market $315,000 Active 218 DOM
36. 2026-06-25
    days on market $315,000 Active 216 DOM
37. 2026-06-23
    days on market $315,000 Active 214 DOM
38. 2026-06-22
    days on market $315,000 Active 213 DOM
39. 2026-06-18
    days on market $315,000 Active 210 DOM
40. 2026-06-17
    days on market $315,000 Active 209 DOM
41. 2026-06-16
    days on market $315,000 Active 208 DOM
42. 2026-06-15
    days on market $315,000 Active 207 DOM
43. 2026-06-14
    days on market $315,000 Active 205 DOM
44. 2026-06-13
    days on market $315,000 Active 204 DOM
45. 2026-06-10
    days on market $315,000 Active 202 DOM
46. 2026-06-09
    days on market $315,000 Active 201 DOM
47. 2026-06-09
    days on market $315,000 Active 200 DOM
48. 2026-06-07
    days on market $315,000 Active 199 DOM
49. 2026-06-03
    days on market $315,000 Active 195 DOM
50. 2026-06-02
    days on market $315,000 Active 194 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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥105°F today · 30 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: $31,296
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$2,372
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − HOA: −$5,592
• − Depreciation: −$9,164
• Taxable loss: −$13,210
• Est. tax savings @ 24.0%: +$3,170
• After-tax cash flow: $-4,618/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $5,800–$17,400 screening

This well-maintained 2BD/2BA condo in South Padre Island is ready for move-in or hosting. It features modern appliances, large windows, and a sparkling pool, making it an ideal vacation rental or permanent residence.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and rental value ↑
• Both New flooring in bathrooms — Improves aesthetics and resale value ↑

ⓘ 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.

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

Price history

+118.1% since first listed

11 events — show timeline

• 2026-02-03 Relisted — MCALLENMLS
• 2026-02-01 Pending — MCALLENMLS
• 2026-01-21 Contingent — MCALLENMLS
• 2025-11-18 Listed $325,000 MCALLENMLS
• 2025-01-28 Price Changed $310,000 SPIBOR
• 2025-01-28 Price Changed $310,000 MCALLENMLS
• 2024-10-13 Listed $340,000 SPIBOR
• 2024-09-20 Listed $340,000 MCALLENMLS
• 2024-03-11 Listed $360,000 SPIBOR
• 2018-12-17 Sold (MLS) — SPIBOR
• 2017-05-01 Listed $149,000 MCALLENMLS