130 Padre Blvd #101 · South Padre Island, TX 78597

$205,000

1 bd · 1.0 ba · 502 sqft · Condo · 73 Days on market

Built 1984 Fair condition $408/sqft · at area comps Est $216k · at est. $325/mo HOA · 13% of rent

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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 +17.9/30.0
• ARV discount +9.7/15.0
• 1% rule +6.8/10.0
• DSCR +5.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

First floor easily accessible south facing corner condominium in the popular resort district. Great rental revenues. Furnished with a casual beach theme decor, one queen size bed in the bedroom and a queen size sofa sleeper in the living room. Granite counters, balcony and fully furnished. Gulfview II has a super large pool and two hot tubs featuring BBQ grills, picnic areas, poolside lounges, laundry facilities, clubhouse, pergolas, tennis & pickle ball courts. Gulfview II's grounds feature quick beach access and access to the Beach Park at Isla Blanca - South Padre Islands family water park.

Key facts

• Short walk to beach
• Two hot tubs
• Clubhouse

Tags

• GULFVIEW II CONDO
• LARGE POOL
• TWO HOT TUBS
• CLUBHOUSE
• TENNIS COURTS
• SHORT WALK TO BEACH

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $205k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 1.9% 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-, crime F, commute 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.
• Zoned schools: Port Isabel J H (math 10% / reading 29%, grade F, #1,445 of 1,662 statewide, top 88%, 425 students, 84% FRL) — zoned schools average 84% FRL vs 35% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 628 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent runs 43% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 73 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.18% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 7.0

CMA / ARV

• ARV (median comp): $215,621
• List price: $205,000
• Delta: -4.93%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Padre Blvd E #401	0.04mi	1/1.0	502 (0%)	48mo	$199,000	$396	78
130 Padre Blvd #411	0.00mi	1/1.0	642 (+28%)	15mo	$209,500	$326	62
130 Padre Blvd #204	0.00mi	1/1.0	642 (+28%)	16mo	$224,000	$349	62
120 Padre Blvd #507	0.04mi	1/1.0	642 (+28%)	15mo	$225,000	$350	61
120 Padre Blvd	0.04mi	1/1.0	642 (+28%)	21mo	$235,000	$366	56
130 Padre Blvd #309	0.00mi	1/1.0	642 (+28%)	32mo	$239,999	$374	55
130 Padre Blvd #607	0.00mi	1/1.0	642 (+28%)	36mo	$245,000	$382	55
120 Padre Blvd #109	0.04mi	1/1.0	642 (+28%)	59mo	$175,000	$273	53
2000 Gulf Blvd #704	1.27mi	1/1.0	591 (+18%)	3mo	$395,000	$668	37
124 E Bahama #7	2.00mi	1/1.0	641 (+28%)	3mo	$235,000	$367	37
109 W Tarpon St W #302	1.37mi	1/1.0	550 (+10%)	43mo	$184,999	$336	29

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-21,942
• Equity at exit: $30,566

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,931
• Equity at exit: $17,725

Cash invested: $57,400 (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: 628
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,424 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$325
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $173

Break-even live

Break-even rent $2,205

Max offer price $205,000

Occupancy floor 88%

Sensitivity live

Price	-10% $315	-5% $244	+0% $173	+5% $103	+10% $32
Rent	-10% $-18	-5% $78	+0% $173	+5% $269	+10% $365
Rate	-1.0pp $277	-0.5pp $225	base $173	+0.5pp $120	+1.0pp $66

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: $51,250
• Closing costs: $6,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Padre Blvd Unit 1507754P South Padre Island, TX	1.0	2.0	667	$3,382	$5.07	109d	1	0.41mi
113 W Sunny Isle Dr Unit 2 South Padre Island, TX	2.0	1.0	750	$2,300	$3.07	109d	1	1.05mi

Property features AI

Finance

• HOA & community: Homeowners association presentHOA fee $325 monthly

Exterior

• Home design: Condominium (residential)Building: Gulf View II
• Exterior features: Half-acre lotSubdivision: Abst 27Community clubhouse, community pool, and tennis courts

Interior

• Bathrooms: 1 full bathroom
• Interior features: One full bathroom

HOA detail $325/mo · $3,900/yr condo

• Likely covers: waterlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-31
   days on market $205,000 Active 73 DOM
2. 2026-08-30
   days on market $205,000 Active 72 DOM
3. 2026-08-29
   days on market $205,000 Active 71 DOM
4. 2026-08-28
   days on market $205,000 Active 70 DOM
5. 2026-08-27
   days on market $205,000 Active 69 DOM
6. 2026-08-26
   days on market $205,000 Active 68 DOM
7. 2026-08-25
   days on market $205,000 Active 67 DOM
8. 2026-08-24
   days on market $205,000 Active 66 DOM
9. 2026-08-23
   days on market $205,000 Active 65 DOM
10. 2026-08-22
    days on market $205,000 Active 64 DOM
11. 2026-08-21
    days on market $205,000 Active 63 DOM
12. 2026-08-20
    days on market $205,000 Active 62 DOM
13. 2026-08-19
    days on market $205,000 Active 61 DOM
14. 2026-08-18
    days on market $205,000 Active 60 DOM
15. 2026-08-17
    days on market $205,000 Active 59 DOM
16. 2026-08-16
    days on market $205,000 Active 58 DOM
17. 2026-08-15
    days on market $205,000 Active 57 DOM
18. 2026-08-14
    days on market $205,000 Active 56 DOM
19. 2026-08-13
    days on market $205,000 Active 55 DOM
20. 2026-08-12
    days on market $205,000 Active 54 DOM
21. 2026-08-11
    days on market $205,000 Active 53 DOM
22. 2026-08-10
    days on market $205,000 Active 52 DOM
23. 2026-08-09
    days on market $205,000 Active 51 DOM
24. 2026-08-08
    days on market $205,000 Active 50 DOM
25. 2026-08-07
    days on market $205,000 Active 49 DOM
26. 2026-08-06
    days on market $205,000 Active 48 DOM
27. 2026-08-05
    days on market $205,000 Active 47 DOM
28. 2026-08-04
    days on market $205,000 Active 46 DOM
29. 2026-08-03
    days on market $205,000 Active 45 DOM
30. 2026-07-31
    days on market $205,000 Active 42 DOM
31. 2026-07-29
    days on market $205,000 Active 40 DOM
32. 2026-07-27
    days on market $205,000 Active 38 DOM
33. 2026-07-25
    days on market $205,000 Active 36 DOM
34. 2026-07-23
    days on market $205,000 Active 34 DOM
35. 2026-07-22
    days on market $205,000 Active 33 DOM
36. 2026-07-21
    days on market $205,000 Active 32 DOM
37. 2026-07-18
    days on market $205,000 Active 29 DOM
38. 2026-07-16
    days on market $205,000 Active 27 DOM
39. 2026-07-16
    days on market $205,000 Active 26 DOM
40. 2026-07-14
    days on market $205,000 Active 25 DOM
41. 2026-07-13
    days on market $205,000 Active 24 DOM
42. 2026-07-12
    days on market $205,000 Active 23 DOM
43. 2026-07-11
    days on market $205,000 Active 22 DOM
44. 2026-07-10
    days on market $205,000 Active 21 DOM
45. 2026-07-09
    days on market $205,000 Active 20 DOM
46. 2026-07-08
    days on market $205,000 Active 19 DOM
47. 2026-07-07
    days on market $205,000 Active 18 DOM
48. 2026-07-07
    remarks 695-char remark
49. 2026-07-06
    days on market $205,000 Active 17 DOM
50. 2026-07-05
    days on market $205,000 Active 16 DOM

ⓘ 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 6/10 Major FEMA zone X (shaded) · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥105°F today · 31 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: $29,089
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,327
• − Management: −$2,327
• − HOA: −$3,900
• − Depreciation: −$5,964
• Taxable loss: −$1,012
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $2,323/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 · 13 photos

Fair 45/100 Cosmetic rehab Est. rehab $2,510–$7,530 screening

This ground floor Gulfview II condo is in fair condition with cosmetic repairs needed. It has a large pool, two hot tubs, and a clubhouse, making it a great rental income property.

Repairs flagged

• Minor Paint — Paint on interior walls appears faded and chipped in some areas.
• Minor Flooring — Tile flooring in the kitchen and dining area shows some wear.
• Minor Exterior siding — Exterior siding shows some stains and discoloration.
• Minor Landscaping — Landscaping is basic and shows some overgrowth and lack of maintenance.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the overall appearance and value of the property. ↑
• Both Replace tile flooring — New flooring can significantly improve the look and functionality of the kitchen and dining area. ↑
• Both Clean and maintain exterior siding — A clean and well-maintained exterior can enhance the curb appeal and property value. ↑
• Both Maintain landscaping — Well-maintained landscaping can improve the overall appearance and value of the property, especially in a rental market. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

C Composite livability gradescore 60/100

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 · 441,603 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: 20% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Homeowners association presentHOA fee $325 monthly

Exterior

• Home design: Condominium (residential)Building: Gulf View II
• Exterior features: Half-acre lotSubdivision: Abst 27Community clubhouse, community pool, and tennis courts

Interior

• Bathrooms: 1 full bathroom
• Interior features: One full bathroom

Price history

1 event — show timeline

• 2026-06-20 Listed $205,000 SPIBOR