230 N Houston St · Aransas Pass, TX 78336

$164,900

2 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 65 Days on market

Built 1960 7,000 sqft lot $164/sqft · at area comps Est $168k · at est.

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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).

• Cash flow +18.8/30.0
• ARV discount +8.2/15.0
• DSCR +5.9/10.0
• 1% rule +5.3/10.0
• 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 this cute bungalow-style home in the heart of Aransas Pass! This 2-bedroom, 2-bath home sits on a nice-sized yard and is currently operating as a rental investment—perfect for those looking for immediate income potential. Whether you’re an investor or searching for a cozy place to call home in the future, this property offers the best of both worlds. Centrally located and full of charm, it’s a great opportunity to own a piece of the Coastal Bend lifestyle.

Key facts

• Nice sized yard
• Bungalow style
• Rental investment

Tags

• BUNGALOW STYLE
• RENTAL INVESTMENT
• NICE SIZED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of loan paydown is wiped out by about $5k 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 65 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y 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.
• Current owner paid $14k; list at $165k implies a 1121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $155,006 (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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.03% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 8.1

CMA / ARV

• ARV (median comp): $167,645
• List price: $164,900
• Delta: -1.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 N Rife St	0.11mi	2/2.0	1,062 (+5%)	11mo	$150,000	$141	77
607 W Matlock	0.30mi	2/1.0	938 (-7%)	8mo	$199,000	$212	63
251 S Rife St	0.31mi	2/1.0	1,034 (+3%)	22mo	$139,000	$134	59
227 S Rife	0.28mi	2/1.0	884 (-12%)	8mo	$115,000	$130	56
635 W Matlock Ave	0.33mi	3/1.0 (+1)	910 (-10%)	13mo	$198,000	$218	49
660 S Mccampbell St	0.71mi	2/1.0	912 (-10%)	13mo	$199,000	$218	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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-16,195
• Equity at exit: $24,587

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-415
• Equity at exit: $14,258

Cash invested: $46,172 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$865
• Tax from tax record: −$242 /mo · $2,908/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $165

Break-even live

Break-even rent $1,488

Max offer price $164,900

Occupancy floor 85%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 S Rife St Unit B Aransas Pass, TX	1.0	1.0	850	$1,450	$1.71	14d	1	0.15mi
633 N Commercial St Aransas Pass, TX	2.0	1.0	900	$1,850	$2.06	21d	1	0.43mi
1109 W Nelson Ave Aransas Pass, TX	2.0	2.0	1304	$1,800	$1.38	44d	1	0.88mi
1131 S 8th St Unit 1268400P Aransas Pass, TX	3.0	2.0	1280	$4,105	$3.21	44d	1	1.21mi
200 South Avenue A Unit A Aransas Pass, TX	1.0	1.0	700	$1,000	$1.43	44d	1	1.34mi
203 E Ransom Rd Aransas Pass, TX	2.0	1.0	625	$1,145	$1.83	14d	5	1.36mi

Listing history 34 events

1. 2026-06-08
   days on market $164,900 Active 65 DOM
2. 2026-06-07
   days on market $164,900 Active 64 DOM
3. 2026-06-07
   days on market $164,900 Active 63 DOM
4. 2026-06-04
   days on market $164,900 Active 60 DOM
5. 2026-06-02
   days on market $164,900 Active 59 DOM
6. 2026-06-01
   days on market $164,900 Active 58 DOM
7. 2026-05-31
   days on market $164,900 Active 57 DOM
8. 2026-05-31
   days on market $164,900 Active 56 DOM
9. 2026-04-04
   listed $164,900 Active 489-char remark

   Show marketing remark (489 chars)

   Welcome to this cute bungalow-style home in the heart of Aransas Pass! This 2-bedroom, 2-bath home sits on a nice-sized yard and is currently operating as a rental investment—perfect for those looking for immediate income potential. Whether you’re an investor or searching for a cozy place to call home in the future, this property offers the best of both worlds. Centrally located and full of charm, it’s a great opportunity to own a piece of the Coastal Bend lifestyle.

10. 2024-06-14
    soldstatus Closed 818-char remark

    Show marketing remark (818 chars)

    Welcome to your Coastal Retreat! This fully furnished property with all appliances, and tool chests, offers a perfect blend of comfort and convenience, ideal for those seeking a relaxed lifestyle close to the water. Home has 2018 Roof, New HVAC, New Plumbing to the alley, New Refrigerator, New Water Heater, New Concrete Front & Back Patios. Home is positioned just 1.5 miles from Conn Brown Harbor, this home provides quick and easy access to one of the area's premier spots for boating, fishing, and waterfront activities. Whether you're an avid angler or simply enjoy picturesque sunsets by the water, you'll love the proximity to this vibrant harbor. Don't miss out on this wonderful home that combines the best of coastal living with modern comforts. Schedule a viewing today and start your next adventure!

11. 2024-06-14
    soldstatus Closed

    Show marketing remark (818 chars)

    Welcome to your Coastal Retreat! This fully furnished property with all appliances, and tool chests, offers a perfect blend of comfort and convenience, ideal for those seeking a relaxed lifestyle close to the water. Home has 2018 Roof, New HVAC, New Plumbing to the alley, New Refrigerator, New Water Heater, New Concrete Front & Back Patios. Home is positioned just 1.5 miles from Conn Brown Harbor, this home provides quick and easy access to one of the area's premier spots for boating, fishing, and waterfront activities. Whether you're an avid angler or simply enjoy picturesque sunsets by the water, you'll love the proximity to this vibrant harbor. Don't miss out on this wonderful home that combines the best of coastal living with modern comforts. Schedule a viewing today and start your next adventure!

12. 2024-06-14
    soldstatus

    Show marketing remark (818 chars)

    Welcome to your Coastal Retreat! This fully furnished property with all appliances, and tool chests, offers a perfect blend of comfort and convenience, ideal for those seeking a relaxed lifestyle close to the water. Home has 2018 Roof, New HVAC, New Plumbing to the alley, New Refrigerator, New Water Heater, New Concrete Front & Back Patios. Home is positioned just 1.5 miles from Conn Brown Harbor, this home provides quick and easy access to one of the area's premier spots for boating, fishing, and waterfront activities. Whether you're an avid angler or simply enjoy picturesque sunsets by the water, you'll love the proximity to this vibrant harbor. Don't miss out on this wonderful home that combines the best of coastal living with modern comforts. Schedule a viewing today and start your next adventure!

13. 2024-06-14
    soldstatus

    Show marketing remark (818 chars)

    Welcome to your Coastal Retreat! This fully furnished property with all appliances, and tool chests, offers a perfect blend of comfort and convenience, ideal for those seeking a relaxed lifestyle close to the water. Home has 2018 Roof, New HVAC, New Plumbing to the alley, New Refrigerator, New Water Heater, New Concrete Front & Back Patios. Home is positioned just 1.5 miles from Conn Brown Harbor, this home provides quick and easy access to one of the area's premier spots for boating, fishing, and waterfront activities. Whether you're an avid angler or simply enjoy picturesque sunsets by the water, you'll love the proximity to this vibrant harbor. Don't miss out on this wonderful home that combines the best of coastal living with modern comforts. Schedule a viewing today and start your next adventure!

14. 2024-06-10
    historical Active Under Contract
15. 2024-06-09
    status Pending 818-char remark

    Show marketing remark (818 chars)

    Welcome to your Coastal Retreat! This fully furnished property with all appliances, and tool chests, offers a perfect blend of comfort and convenience, ideal for those seeking a relaxed lifestyle close to the water. Home has 2018 Roof, New HVAC, New Plumbing to the alley, New Refrigerator, New Water Heater, New Concrete Front & Back Patios. Home is positioned just 1.5 miles from Conn Brown Harbor, this home provides quick and easy access to one of the area's premier spots for boating, fishing, and waterfront activities. Whether you're an avid angler or simply enjoy picturesque sunsets by the water, you'll love the proximity to this vibrant harbor. Don't miss out on this wonderful home that combines the best of coastal living with modern comforts. Schedule a viewing today and start your next adventure!

16. 2024-06-04
    historical Active Under Contract 818-char remark

    Show marketing remark (818 chars)

    Welcome to your Coastal Retreat! This fully furnished property with all appliances, and tool chests, offers a perfect blend of comfort and convenience, ideal for those seeking a relaxed lifestyle close to the water. Home has 2018 Roof, New HVAC, New Plumbing to the alley, New Refrigerator, New Water Heater, New Concrete Front & Back Patios. Home is positioned just 1.5 miles from Conn Brown Harbor, this home provides quick and easy access to one of the area's premier spots for boating, fishing, and waterfront activities. Whether you're an avid angler or simply enjoy picturesque sunsets by the water, you'll love the proximity to this vibrant harbor. Don't miss out on this wonderful home that combines the best of coastal living with modern comforts. Schedule a viewing today and start your next adventure!

17. 2024-06-01
    listed $149,900 Active
18. 2024-05-31
    listed $149,900 Active 818-char remark

    Show marketing remark (818 chars)

    Welcome to your Coastal Retreat! This fully furnished property with all appliances, and tool chests, offers a perfect blend of comfort and convenience, ideal for those seeking a relaxed lifestyle close to the water. Home has 2018 Roof, New HVAC, New Plumbing to the alley, New Refrigerator, New Water Heater, New Concrete Front & Back Patios. Home is positioned just 1.5 miles from Conn Brown Harbor, this home provides quick and easy access to one of the area's premier spots for boating, fishing, and waterfront activities. Whether you're an avid angler or simply enjoy picturesque sunsets by the water, you'll love the proximity to this vibrant harbor. Don't miss out on this wonderful home that combines the best of coastal living with modern comforts. Schedule a viewing today and start your next adventure!

19. 2020-11-24
    soldstatus
20. 2020-11-23
    historical
21. 2020-11-23
    soldstatus Closed
22. 2020-11-23
    soldstatus
23. 2020-10-17
    status Pending
24. 2020-10-07
    historical Active Under Contract
25. 2020-09-30
    status Active
26. 2020-09-20
    historical Active Under Contract
27. 2020-09-14
    listed $129,900
28. 2020-09-13
    listed $129,900 Active
29. 2020-08-21
    soldstatus
30. 2008-08-20
    soldstatus
31. 2006-03-16
    listed $64,900
32. 2005-04-08
    listed $64,900
33. 2003-08-14
    listed $65,000
34. 1992-02-01
    soldstatus $13,500

ⓘ 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: $2,908 · $242/mo
• Projected year-2 tax: $3,018 · $251/mo
• Expected delta: +$109/yr (+$9/mo · 3.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $20,360
• − Mortgage interest: −$9,237
• − Property taxes: −$2,908
• − Insurance: −$824
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$4,797
• Taxable loss: −$665
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $2,134/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

+1121.5% since first listed

26 events — show timeline

• 2026-04-04 Listed $164,900 CBMLS
• 2024-06-14 Sold (Public Records) — Public Records
• 2024-06-14 Sold (Public Records) — Public Records
• 2024-06-14 Sold (MLS) — RAAR
• 2024-06-14 Sold (MLS) — CBMLS
• 2024-06-10 Contingent — RAAR
• 2024-06-09 Pending — CBMLS
• 2024-06-04 Contingent — CBMLS
• 2024-06-01 Listed $149,900 RAAR
• 2024-05-31 Listed $149,900 CBMLS
• 2020-11-24 Sold (Public Records) — Public Records
• 2020-11-23 Delisted — CBMLS
• 2020-11-23 Sold (MLS) — RAAR
• 2020-11-23 Sold (MLS) — CBMLS
• 2020-10-17 Pending — CBMLS
• 2020-10-07 Contingent — CBMLS
• 2020-09-30 Relisted — CBMLS
• 2020-09-20 Contingent — CBMLS
• 2020-09-14 Listed $129,900 RAAR
• 2020-09-13 Listed $129,900 CBMLS
• 2020-08-21 Sold (Public Records) — Public Records
• 2008-08-20 Sold (Public Records) — Public Records
• 2006-03-16 Listed $64,900 CBMLS
• 2005-04-08 Listed $64,900 CBMLS
• 2003-08-14 Listed $65,000 CBMLS
• 1992-02-01 Sold (Public Records) $13,500 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,908 · -1.0% YoY. Source: county tax records.