125 E Huisache St Unit A, B & C · South Padre Island, TX 78597

$949,000

6 bd · 6.4 ba · 3,883 sqft · MultiFamily · 126 Days on market

Built 1997 Good condition 6,251 sqft lot $244/sqft · 43% below area Est $1677k · 43% under ↓ 1% since listing

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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 +9.9/30.0
• Condition / age +4.0/5.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Incredible Investment Opportunity on Sunny South Padre Island! Discover this unique tri-plex, perfectly situated on the east side, just a short stroll from the beach. This property features: Three Separate Garages with covered parking Outdoor Showers Heated & Chilled Pool Hot Tub Each unit offers distinct charm and functionality: Unit A (North): A well-designed 2-bedroom, 2-bath unit with a spacious private covered deck. Unit B (Bottom South): A cozy 2-bedroom, 2-bath unit with direct access to the pool area. Unit C (Top South): A spacious 2-level, 2-bedroom, 2.5-bath unit, featuring a large kitchen, built-in bar, and two private decks with rare ocean views from the third level. With three separate water and electric meters, this property is ideal for long-term rentals. Whether you prefer short-term, long-term, or living in one unit and renting the others, the possibilities are endless!

Key facts

• Hot tub
• Tri-plex
• Outdoor showers

Tags

• TRI-PLEX
• THREE SEPARATE GARAGES
• OUTDOOR SHOWERS
• HEATED AND CHILLED POOL
• HOT TUB
• PRIVATE COVERED DECK

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $949k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-649 ($-8k/yr) — negative. Per door: $-325/mo.
• To cash-flow at today's rent, offer at most $855k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $756k (20.3% below list).
• Recommended offer: $756k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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-, schools F, crime 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.
• Market conditions: 522 active listings in the ZIP; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $7,564/mo this rent would consume 133% of the median local household income ($68k/yr) (locally 96% 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 $7k of loan paydown is wiped out by about $28k 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 126 days — a 12% lower offer ($835k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $756,400 (20.3% 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 126 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.80% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $1,677,378
• List price: $949,000
• Delta: -43.42%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.27×
• Total profit: $-194,973
• Equity at exit: $141,499

10-year hold

• IRR: -14.6%
• Equity multiple: 0.16×
• Total profit: $-222,394
• Equity at exit: $82,052

Cash invested: $265,720 (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 78597

• Home prices YoY: -13.5%
• Active inventory: 522
• Price-to-rent: 20.9×

Monthly cashflow live

• Estimated rent: $7,564 high
• Mortgage (P&I): −$4,977
• Tax est. 1.5%: −$1,186 /mo · $14,235/yr
• Insurance: −$395
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,588
• Net cashflow: $-649

Break-even live

Break-even rent $8,386

Max offer price $855,056

Occupancy floor —

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$7,564
Total (2 units)			$7,564

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: $237,250
• Closing costs: $28,470
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $949,000 Active 126 DOM
2. 2026-06-17
   days on market $949,000 Active 125 DOM
3. 2026-06-16
   days on market $949,000 Active 124 DOM
4. 2026-06-15
   days on market $949,000 Active 123 DOM
5. 2026-06-14
   days on market $949,000 Active 121 DOM
6. 2026-06-13
   days on market $949,000 Active 120 DOM
7. 2026-06-10
   days on market $949,000 Active 118 DOM
8. 2026-06-09
   days on market $949,000 Active 117 DOM
9. 2026-06-09
   days on market $949,000 Active 116 DOM
10. 2026-06-07
    pricedays on market $949,000 Active 115 DOM
11. 2026-06-03
    days on market $985,000 Active 111 DOM
12. 2026-06-02
    days on market $985,000 Active 110 DOM
13. 2026-06-01
    days on market $985,000 Active 109 DOM
14. 2026-05-31
    days on market $985,000 Active 108 DOM
15. 2026-05-30
    days on market $985,000 Active 107 DOM
16. 2026-02-13
    listed $985,000 Active 911-char remark

    Show marketing remark (911 chars)

    Incredible Investment Opportunity on Sunny South Padre Island! Discover this unique tri-plex, perfectly situated on the east side, just a short stroll from the beach. This property features: Three Separate Garages with covered parking Outdoor Showers Heated & Chilled Pool Hot Tub Each unit offers distinct charm and functionality: Unit A (North): A well-designed 2-bedroom, 2-bath unit with a spacious private covered deck. Unit B (Bottom South): A cozy 2-bedroom, 2-bath unit with direct access to the pool area. Unit C (Top South): A spacious 2-level, 2-bedroom, 2.5-bath unit, featuring a large kitchen, built-in bar, and two private decks with rare ocean views from the third level. With three separate water and electric meters, this property is ideal for long-term rentals. Whether you prefer short-term, long-term, or living in one unit and renting the others, the possibilities are endless!

17. 2025-11-20
    price $985,000
18. 2025-10-03
    listed $995,000 Active

ⓘ 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) · 99% 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: $90,768
• − Mortgage interest: −$53,159
• − Property taxes: −$14,235
• − Insurance: −$5,542
• − Repairs & maintenance: −$7,261
• − Management: −$7,261
• − Depreciation: −$27,607
• Taxable loss: −$24,298
• Est. tax savings @ 24.0%: +$5,832
• After-tax cash flow: $-1,959/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 80/100 Cosmetic rehab

This triplex on South Padre Island is in good condition with cosmetic updates needed to modernize the kitchen and bathrooms. The property is well-maintained and has a great location.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — standard fixtures, outdated design
• Moderate kitchen appliances — outdated appliances, need replacement

Value-add opportunities

• Both update kitchen cabinets — modernizes kitchen and increases value
• Both update bathroom fixtures — modernizes bathrooms and increases value
• Both replace kitchen appliances — modernizes kitchen and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures, outdated design	Moderate	$3,000–15,000
kitchen appliances · outdated appliances, need replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen cabinets — modernizes kitchen and increases value ↑
• Both update bathroom fixtures — modernizes bathrooms and increases value ↑
• Both replace kitchen appliances — modernizes kitchen and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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 · 310,734 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: 96.0

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%

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%

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

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

-1.0% since first listed

3 events — show timeline

• 2026-02-13 Listed $985,000 SPIBOR
• 2025-11-20 Price Changed $985,000 SPIBOR
• 2025-10-03 Listed $995,000 SPIBOR