2076 S Saunders St · Aransas Pass, TX 78336

$237,000

2 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 248 Days on market

Built 2021 6,551 sqft lot $223/sqft · at area comps Est $242k · 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 +23.8/30.0
• ARV discount +8.5/15.0
• DSCR +7.7/10.0
• 1% rule +6.9/10.0
• 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

Welcome to your move-in ready home, perfectly situated on a desirable corner lot in the heart of Aransas Pass. This stunning property boasts 2 spacious bedrooms, 2 full baths, plus an office — offering ample space for both comfort and your work-from-home needs. Step inside to discover a large open-concept living area, featuring a generously sized kitchen with an island and elegant granite countertops throughout. Beautiful covered patio, perfect for entertaining or relaxing in a shaded backyard surrounded by a privacy fence. The outdoor space also includes a 10x10x12 storage shed, a 10x16 cement pad ideal for additional seating or projects, and even a peach tree to enjoy seasonal fruit and natural beauty. Additional highlights include an attached two-car garage with adjacent storage space and an extended driveway providing extra parking. This home truly has it all — comfort, style, and convenience. Schedule your private tour today!

Key facts

• Shaded backyard
• Covered patio
• Granite countertops

Tags

• CORNER LOT
• OPEN-CONCEPT LIVING AREA
• GENEROUSLY SIZED KITCHEN
• GRANITE COUNTERTOPS
• COVERED PATIO
• SHADED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $237k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $237k).
• Recommended offer: $209k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 2 comparable units currently listed for rent nearby; 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.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• 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 $208,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.21%
• DSCR: 1.37
• GRM: 7.0

CMA / ARV

• ARV (median comp): $242,182
• List price: $237,000
• Delta: -2.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1933 Admiral	0.21mi	2/2.0	1,034 (-3%)	6mo	$230,000	$222	80
1997 Admiral	0.13mi	3/2.0 (+1)	1,172 (+10%)	1mo	$239,000	$204	71
734 Portside	0.11mi	2/2.0	1,169 (+10%)	16mo	$239,900	$205	65
2288 Saunders St	0.06mi	3/3.0 (+1)	1,170 (+10%)	22mo	$475,000	$406	54
1558 Kenney	0.56mi	3/1.0 (+1)	960 (-10%)	15mo	$199,999	$208	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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-9,357
• Equity at exit: $35,337

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $29,617
• Equity at exit: $20,491

Cash invested: $66,360 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,829 medium
• Mortgage (P&I): −$1,243
• Tax from tax record: −$439 /mo · $5,269/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $454

Break-even live

Break-even rent $2,254

Max offer price $237,000

Occupancy floor 79%

Sensitivity live

Price	-10% $588	-5% $521	+0% $454	+5% $387	+10% $320
Rent	-10% $231	-5% $342	+0% $454	+5% $566	+10% $677
Rate	-1.0pp $573	-0.5pp $514	base $454	+0.5pp $393	+1.0pp $330

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: $59,250
• Closing costs: $7,110
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 E Ransom Rd Aransas Pass, TX	2.0	1.0	625	$1,145	$1.83	14d	5	1.19mi
1131 S 8th St Unit 1268400P Aransas Pass, TX	3.0	2.0	1280	$4,105	$3.21	44d	1	1.28mi

Listing history 20 events

1. 2026-06-19
   days on market $237,000 Active 248 DOM
2. 2026-06-18
   days on market $237,000 Active 247 DOM
3. 2026-06-17
   days on market $237,000 Active 246 DOM
4. 2026-06-16
   days on market $237,000 Active 245 DOM
5. 2026-06-15
   days on market $237,000 Active 244 DOM
6. 2026-06-14
   days on market $237,000 Active 242 DOM
7. 2026-06-12
   days on market $237,000 Active 241 DOM
8. 2026-06-09
   days on market $237,000 Active 238 DOM
9. 2026-06-08
   days on market $237,000 Active 237 DOM
10. 2026-06-07
    days on market $237,000 Active 236 DOM
11. 2026-06-07
    days on market $237,000 Active 235 DOM
12. 2026-06-04
    days on market $237,000 Active 232 DOM
13. 2026-06-02
    days on market $237,000 Active 231 DOM
14. 2026-06-01
    days on market $237,000 Active 230 DOM
15. 2026-05-31
    days on market $237,000 Active 229 DOM
16. 2026-05-31
    days on market $237,000 Active 228 DOM
17. 2026-01-06
    price $237,000 956-char remark

    Show marketing remark (956 chars)

    Welcome to your move-in ready home, perfectly situated on a desirable corner lot in the heart of Aransas Pass. This stunning property boasts 2 spacious bedrooms, 2 full baths, plus an office — offering ample space for both comfort and your work-from-home needs. Step inside to discover a large open-concept living area, featuring a generously sized kitchen with an island and elegant granite countertops throughout. Beautiful covered patio, perfect for entertaining or relaxing in a shaded backyard surrounded by a privacy fence. The outdoor space also includes a 10x10x12 storage shed, a 10x16 cement pad ideal for additional seating or projects, and even a peach tree to enjoy seasonal fruit and natural beauty. Additional highlights include an attached two-car garage with adjacent storage space and an extended driveway providing extra parking. This home truly has it all — comfort, style, and convenience. Schedule your private tour today!

18. 2025-10-14
    listed $242,000 Active 956-char remark

    Show marketing remark (956 chars)

    Welcome to your move-in ready home, perfectly situated on a desirable corner lot in the heart of Aransas Pass. This stunning property boasts 2 spacious bedrooms, 2 full baths, plus an office — offering ample space for both comfort and your work-from-home needs. Step inside to discover a large open-concept living area, featuring a generously sized kitchen with an island and elegant granite countertops throughout. Beautiful covered patio, perfect for entertaining or relaxing in a shaded backyard surrounded by a privacy fence. The outdoor space also includes a 10x10x12 storage shed, a 10x16 cement pad ideal for additional seating or projects, and even a peach tree to enjoy seasonal fruit and natural beauty. Additional highlights include an attached two-car garage with adjacent storage space and an extended driveway providing extra parking. This home truly has it all — comfort, style, and convenience. Schedule your private tour today!

19. 2022-06-02
    soldstatus 320-char remark

    Show marketing remark (320 chars)

    A brand NEW coastal darling! This 2-2-2 beach cottage plus an office will steal your heart! Perfect for EASY weekenders or a forever home! Open & efficient concept, kitchen island-breakfast area with granite and sleek appliances, vinyl plank wood style floors through out the entire house. Spacious 2 car garage.

20. 2022-04-28
    listed $234,900 320-char remark

    Show marketing remark (320 chars)

    A brand NEW coastal darling! This 2-2-2 beach cottage plus an office will steal your heart! Perfect for EASY weekenders or a forever home! Open & efficient concept, kitchen island-breakfast area with granite and sleek appliances, vinyl plank wood style floors through out the entire house. Spacious 2 car garage.

ⓘ 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: $5,269 · $439/mo
• Projected year-2 tax: $5,269 · $439/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: $33,945
• − Mortgage interest: −$13,276
• − Property taxes: −$5,269
• − Insurance: −$1,185
• − Repairs & maintenance: −$2,716
• − Management: −$2,716
• − Depreciation: −$6,895
• Taxable income: $1,889
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $4,995/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

+0.9% since first listed

4 events — show timeline

• 2026-01-06 Price Changed $237,000 CBMLS
• 2025-10-14 Listed $242,000 CBMLS
• 2022-06-02 Sold (MLS) — RAAR
• 2022-04-28 Listed $234,900 RAAR

Property tax history

+49.4%/yr

Latest (2025): $5,269 · +10.9% YoY. Source: county tax records.