299 Sundial Cir #299 · Port Isabel, TX 78578

$499,000

4 bd · 3.0 ba · 2,925 sqft · SingleFamily · 82 Days on market

Built 2015 Good condition $171/sqft · 42% below area Est $867k · 42% under $365/mo HOA · 7% of rent ↓ 9% since listing

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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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +6.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for waterfront w/ boatlift, spacious living in an amenity rich resort where "friends are made for life!" 4 bedrooms (2 upstairs and 2 downstairs) 3 bathrooms ( 2 upstairs and 1 downstairs). Custom built, fully furnished move-in ready home. Upstairs provides first class living with custom features, private en-suite bedroom and bathroom. Glass walk-in shower and soaking tub. Double sinks and walk-in closet. Kitchen fully equipped with stainless double oven, dishwasher, fridge w/ ice-maker and island. Spacious covered/tiled patio with full security fence. Sliding doors act as a curtain. Slide the doors fully open and let the outside inside for an even large open entertaining area, huge deck, shady afternoons, intracoastal view, with close access. Entertain downstairs with eating area, den and custom bar w/ built in sink and island, 2 bed and 1 bath! One of a kind, beautiful home!

Key facts

• Move-in ready
• Boatlift
• Private en-suite

Tags

• WATERFRONT
• BOATLIFT
• CUSTOM BUILT
• FULLY FURNISHED
• MOVE-IN READY
• PRIVATE EN-SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $499k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $499k).
• Recommended offer: $469k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.4% in Port Isabel — 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 75/100 on livability (#157 in TX, #4,282 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, 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: 254 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); 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 82 days — a 6% lower offer ($469k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $469,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.12% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 7.4

CMA / ARV

• ARV (median comp): $866,537
• List price: $499,000
• Delta: -42.41%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-69,368
• Equity at exit: $74,403

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-44,025
• Equity at exit: $43,144

Cash invested: $139,720 (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 78578

• Home prices YoY: -21.7%
• Active inventory: 254
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $5,584 medium
• Mortgage (P&I): −$2,617
• Tax est. 1.5%: −$624 /mo · $7,485/yr
• Insurance: −$208
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$365
• Vacancy / Maint / Mgmt: −$1,173
• Net cashflow: $171

Break-even live

Break-even rent $5,367

Max offer price $499,000

Occupancy floor 92%

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
602 N Shore Dr Port Isabel, TX	4.0	4.5	2536	$5,000	$1.97	43d	1	1.01mi
602 N Shore Dr Port Isabel, TX	4.0	4.5	2536	$5,000	$1.97	21d	1	1.01mi
1113 Pompano Ave Unit 1515052P Port Isabel, TX	3.0	2.0	1991	$7,195	$3.61	13d	1	1.09mi

HOA detail

• Monthly dues: $365 · $4,380/yr
• Likely covers: watersecurity

Listing history 17 events

1. 2026-06-18
   days on market $499,000 Active 82 DOM
2. 2026-06-17
   days on market $499,000 Active 81 DOM
3. 2026-06-16
   days on market $499,000 Active 80 DOM
4. 2026-06-15
   days on market $499,000 Active 79 DOM
5. 2026-06-14
   days on market $499,000 Active 77 DOM
6. 2026-06-13
   days on market $499,000 Active 76 DOM
7. 2026-06-10
   days on market $499,000 Active 74 DOM
8. 2026-06-09
   days on market $499,000 Active 73 DOM
9. 2026-06-09
   days on market $499,000 Active 72 DOM
10. 2026-06-07
    days on market $499,000 Active 71 DOM
11. 2026-06-03
    days on market $499,000 Active 67 DOM
12. 2026-06-02
    days on market $499,000 Active 66 DOM
13. 2026-06-01
    days on market $499,000 Active 65 DOM
14. 2026-05-31
    days on market $499,000 Active 64 DOM
15. 2026-05-30
    days on market $499,000 Active 63 DOM
16. 2026-04-16
    price $499,000 909-char remark

    Show marketing remark (909 chars)

    Looking for waterfront w/ boatlift, spacious living in an amenity rich resort where "friends are made for life!" 4 bedrooms (2 upstairs and 2 downstairs) 3 bathrooms ( 2 upstairs and 1 downstairs). Custom built, fully furnished move-in ready home. Upstairs provides first class living with custom features, private en-suite bedroom and bathroom. Glass walk-in shower and soaking tub. Double sinks and walk-in closet. Kitchen fully equipped with stainless double oven, dishwasher, fridge w/ ice-maker and island. Spacious covered/tiled patio with full security fence. Sliding doors act as a curtain. Slide the doors fully open and let the outside inside for an even large open entertaining area, huge deck, shady afternoons, intracoastal view, with close access. Entertain downstairs with eating area, den and custom bar w/ built in sink and island, 2 bed and 1 bath! One of a kind, beautiful home!

17. 2026-03-28
    listed $550,000 Active 909-char remark

    Show marketing remark (909 chars)

    Looking for waterfront w/ boatlift, spacious living in an amenity rich resort where "friends are made for life!" 4 bedrooms (2 upstairs and 2 downstairs) 3 bathrooms ( 2 upstairs and 1 downstairs). Custom built, fully furnished move-in ready home. Upstairs provides first class living with custom features, private en-suite bedroom and bathroom. Glass walk-in shower and soaking tub. Double sinks and walk-in closet. Kitchen fully equipped with stainless double oven, dishwasher, fridge w/ ice-maker and island. Spacious covered/tiled patio with full security fence. Sliding doors act as a curtain. Slide the doors fully open and let the outside inside for an even large open entertaining area, huge deck, shady afternoons, intracoastal view, with close access. Entertain downstairs with eating area, den and custom bar w/ built in sink and island, 2 bed and 1 bath! One of a kind, beautiful home!

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥106°F today · 18 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: $67,010
• − Mortgage interest: −$27,952
• − Property taxes: −$7,485
• − Insurance: −$7,614
• − Repairs & maintenance: −$5,361
• − Management: −$5,361
• − HOA: −$4,380
• − Depreciation: −$14,516
• Taxable loss: −$5,658
• Est. tax savings @ 24.0%: +$1,358
• After-tax cash flow: $3,416/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 · 1 photo

Good 80/100 Cosmetic rehab

This waterfront home is move-in ready with a good condition score and minimal repairs needed. It offers a spacious living area, custom features, and a well-maintained exterior. Upgrades in painting, landscaping, and smart home features would significantly enhance its value.

Value-add opportunities

• Both Painting and minor touch-ups — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting atmosphere.
• Resale Upgrade to kitchen appliances — Modernizes the kitchen and adds value for potential buyers.
• Both Add smart home features — Enhances convenience and adds value for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting and minor touch-ups — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting atmosphere. ↑
• Resale Upgrade to kitchen appliances — Modernizes the kitchen and adds value for potential buyers. ↑
• Both Add smart home features — Enhances convenience and adds value for both buyers and renters. ↑

ⓘ 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 — Port Isabel

• Score: 75/100
• State rank: #157
• US rank: #4282

Category grades

Amenities B+ Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,231

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 35% Two or more races 19%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 18% · Canada
• Languages at home: 57% English-only · Spanish 42%

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: ▼ -61.69%
• Current HPI: 222.9501
• 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

-9.3% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $499,000 SPIBOR
• 2026-03-28 Listed $550,000 SPIBOR