844 W Wilson Ave · Aransas Pass, TX 78336

$68,500

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 65 Days on market

Built 1955 7,500 sqft lot $75/sqft · 54% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

OWNER FINANCE AVAILABLE. Check out this property at 844 W Wilson Ave, Aransas Pass — sitting on a spacious corner lot with mature trees and plenty of room to expand or rebuild. This home offers tons of potential and is ready for your next project! It needs repairs and updates throughout, but with some vision and work, it can become a solid rental, flip, or starter home. Selling As-Is. Perfect for investors, flippers, or anyone looking for a fixer upper Conveniently located near downtown Aransas Pass, schools, and quick access to Hwy 35 Don’t miss this opportunity to invest in a growing coastal area!

Key facts

• 7,500 sq ft lot
• Built 1955
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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: schools D, amenities F, commute 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.
• Market conditions: 275 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $474 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $16k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $68k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,389 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.11% ✓
• Cap rate: 15.78%
• Cash-on-cash: 33.87%
• DSCR: 2.51
• GRM: 3.9

CMA / ARV

• ARV (median comp): $148,799
• List price: $68,500
• Delta: -53.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 S 12th St	0.32mi	3/1.0	928 (+2%)	13mo	$110,000	$119	71
635 W Matlock Ave	0.41mi	3/1.0	910 (-0%)	13mo	$198,000	$218	70
607 W Matlock	0.43mi	2/1.0 (-1)	938 (+3%)	8mo	$199,000	$212	63
227 S Rife	0.50mi	2/1.0 (-1)	884 (-3%)	8mo	$115,000	$130	60
660 S Mccampbell St	0.53mi	2/1.0 (-1)	912 (0%)	13mo	$199,000	$218	59
213 N 11th	0.38mi	2/2.0 (-1)	902 (-1%)	16mo	$89,000	$99	58
958 S 10th St	0.67mi	3/1.0	897 (-2%)	13mo	$118,900	$133	55
413 S 13th St	0.38mi	3/1.0	1,040 (+14%)	10mo	$190,000	$183	51
325 N Houston St	0.71mi	4/1.5 (+1)	874 (-4%)	6mo	$85,000	$97	48
328 N Lamont St	0.49mi	3/2.0	848 (-7%)	23mo	$185,000	$218	43
251 S Rife St	0.50mi	2/1.0 (-1)	1,034 (+13%)	22mo	$139,000	$134	31

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: 29.3%
• Equity multiple: 2.22×
• Total profit: $23,483
• Equity at exit: $10,214

10-year hold

• IRR: 36.7%
• Equity multiple: 4.40×
• Total profit: $65,256
• Equity at exit: $5,923

Cash invested: $19,180 (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: 275
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$359
• Tax from tax record: −$213 /mo · $2,555/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $541

Break-even live

Break-even rent $760

Max offer price $68,500

Occupancy floor 58%

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
818 S Arch St Aransas Pass, TX	2.0	1.0	616	$1,100	$1.79	21d	1	0.88mi
633 N Commercial St Aransas Pass, TX	2.0	1.0	900	$1,850	$2.06	21d	1	0.95mi
203 E Ransom Rd Aransas Pass, TX	2.0	1.0	625	$1,145	$1.83	13d	5	1.33mi

Listing history 39 events

1. 2026-06-15
   statusdays on market $68,500 Pending 65 DOM
2. 2026-06-14
   days on market $68,500 Active 64 DOM
3. 2026-06-12
   days on market $68,500 Active 63 DOM
4. 2026-06-09
   days on market $68,500 Active 60 DOM
5. 2026-06-08
   days on market $68,500 Active 59 DOM
6. 2026-06-07
   days on market $68,500 Active 58 DOM
7. 2026-06-07
   days on market $68,500 Active 57 DOM
8. 2026-06-04
   days on market $68,500 Active 54 DOM
9. 2026-06-02
   days on market $68,500 Active 53 DOM
10. 2026-06-01
    days on market $68,500 Active 52 DOM
11. 2026-05-31
    days on market $68,500 Active 51 DOM
12. 2026-05-31
    days on market $68,500 Active 50 DOM
13. 2026-05-17
    price $70,500 618-char remark

    Show marketing remark (618 chars)

    OWNER FINANCE AVAILABLE. Check out this property at 844 W Wilson Ave, Aransas Pass — sitting on a spacious corner lot with mature trees and plenty of room to expand or rebuild. This home offers tons of potential and is ready for your next project! It needs repairs and updates throughout, but with some vision and work, it can become a solid rental, flip, or starter home. Selling As-Is. Perfect for investors, flippers, or anyone looking for a fixer upper Conveniently located near downtown Aransas Pass, schools, and quick access to Hwy 35 Don’t miss this opportunity to invest in a growing coastal area!

14. 2026-04-24
    price $72,500 618-char remark

    Show marketing remark (618 chars)

    OWNER FINANCE AVAILABLE. Check out this property at 844 W Wilson Ave, Aransas Pass — sitting on a spacious corner lot with mature trees and plenty of room to expand or rebuild. This home offers tons of potential and is ready for your next project! It needs repairs and updates throughout, but with some vision and work, it can become a solid rental, flip, or starter home. Selling As-Is. Perfect for investors, flippers, or anyone looking for a fixer upper Conveniently located near downtown Aransas Pass, schools, and quick access to Hwy 35 Don’t miss this opportunity to invest in a growing coastal area!

15. 2026-04-10
    listed $85,000 Active 618-char remark

    Show marketing remark (618 chars)

    OWNER FINANCE AVAILABLE. Check out this property at 844 W Wilson Ave, Aransas Pass — sitting on a spacious corner lot with mature trees and plenty of room to expand or rebuild. This home offers tons of potential and is ready for your next project! It needs repairs and updates throughout, but with some vision and work, it can become a solid rental, flip, or starter home. Selling As-Is. Perfect for investors, flippers, or anyone looking for a fixer upper Conveniently located near downtown Aransas Pass, schools, and quick access to Hwy 35 Don’t miss this opportunity to invest in a growing coastal area!

16. 2026-04-09
    historical
17. 2026-03-26
    price $85,000
18. 2026-03-12
    price $88,000
19. 2026-02-26
    price $90,000
20. 2026-02-16
    price $95,000
21. 2026-02-16
    price $95,000
22. 2026-02-10
    price $96,500
23. 2026-02-10
    price $96,500
24. 2026-01-19
    price $99,990
25. 2026-01-19
    price $99,990
26. 2025-12-29
    price $110,000
27. 2025-12-28
    price $110,000
28. 2025-12-14
    price $113,000
29. 2025-12-14
    price $113,000
30. 2025-12-02
    price $115,000
31. 2025-12-02
    price $115,000
32. 2025-11-20
    price $118,000
33. 2025-11-20
    price $118,000
34. 2025-11-05
    price $120,000
35. 2025-11-05
    price $120,000
36. 2025-10-26
    listed $125,000 Active
37. 1999-04-08
    soldstatus
38. 1999-04-08
    soldstatus $19,900
39. 1999-02-22
    listed $19,900

ⓘ 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: $2,555 · $213/mo
• Projected year-2 tax: $2,555 · $213/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 30 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: $17,348
• − Mortgage interest: −$3,837
• − Property taxes: −$2,555
• − Insurance: −$342
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$1,993
• Taxable income: $5,845
• Est. tax owed @ 24.0%: −$1,403
• After-tax cash flow: $5,094/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

+254.3% since first listed

27 events — show timeline

• 2026-05-17 Price Changed $70,500 CBMLS
• 2026-04-24 Price Changed $72,500 CBMLS
• 2026-04-10 Listed $85,000 CBMLS
• 2026-04-09 Delisted — CBMLS
• 2026-03-26 Price Changed $85,000 CBMLS
• 2026-03-12 Price Changed $88,000 CBMLS
• 2026-02-26 Price Changed $90,000 CBMLS
• 2026-02-16 Price Changed $95,000 RAAR
• 2026-02-16 Price Changed $95,000 CBMLS
• 2026-02-10 Price Changed $96,500 RAAR
• 2026-02-10 Price Changed $96,500 CBMLS
• 2026-01-19 Price Changed $99,990 RAAR
• 2026-01-19 Price Changed $99,990 CBMLS
• 2025-12-29 Price Changed $110,000 RAAR
• 2025-12-28 Price Changed $110,000 CBMLS
• 2025-12-14 Price Changed $113,000 RAAR
• 2025-12-14 Price Changed $113,000 CBMLS
• 2025-12-02 Price Changed $115,000 RAAR
• 2025-12-02 Price Changed $115,000 CBMLS
• 2025-11-20 Price Changed $118,000 RAAR
• 2025-11-20 Price Changed $118,000 CBMLS
• 2025-11-05 Price Changed $120,000 RAAR
• 2025-11-05 Price Changed $120,000 CBMLS
• 2025-10-26 Listed $125,000 CBMLS
• 1999-04-08 Sold (Public Records) $19,900 Public Records
• 1999-04-08 Sold (MLS) — CBMLS
• 1999-02-22 Listed $19,900 CBMLS

Property tax history

+13.7%/yr

Latest (2025): $2,555 · -1.9% YoY. Source: county tax records.