83 Torrey Pnes · Laguna Vista, TX 78578

$249,000

2 bd · 2.0 ba · 1,292 sqft · SingleFamily public records · 191 Days on market

Built 2007 1,961 sqft lot $193/sqft · 29% below area Est $349k · 29% under ↓ 4% 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 +15.5/30.0
• ARV discount +15.0/15.0
• 1% rule +4.8/10.0
• DSCR +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 2-bath townhouse in Laguna Vista, offering 1,292 sqft of comfortable living right along the golf course. Situated in this gated community, this home features stylish tile flooring throughout, storm windows for added protection and efficiency. Step onto the spacious screened patio to enjoy serene fairway views—perfect for relaxing mornings or peaceful evenings. A delightful blend of comfort, convenience, and scenic surroundings, this townhouse is an ideal year-round residence or seasonal retreat. Call listing agent for details.

Key facts

• Gated community
• Screened patio
• Tile flooring

Tags

• GOLF COURSE
• GATED COMMUNITY
• TILE FLOORING
• STORM WINDOWS
• SCREENED PATIO
• FAIRWAY VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (2.3% below list).
• Recommended offer: $219k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#590 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities 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.
• Market conditions: 254 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $7k 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 191 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 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 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?
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: 0.98% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 8.5

CMA / ARV

• ARV (median comp): $348,538
• List price: $249,000
• Delta: -28.56%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Lakewood Dr	0.61mi	3/2.0 (+1)	1,247 (-4%)	17mo	$290,000	$233	46

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-33,823
• Equity at exit: $37,127

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-20,776
• Equity at exit: $21,529

Cash invested: $69,720 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,433 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$412 /mo · $4,943/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $101

Break-even live

Break-even rent $2,306

Max offer price $249,000

Occupancy floor 91%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Golf House Rd Laguna Vista, TX	3.0	2.0	1390	$2,500	$1.80	13d	1	0.35mi
1 Pinehurst Dr Unit 1 Laguna Vista, TX	3.0	2.0	1100	$1,900	$1.73	43d	1	0.38mi
1 Torrey Pines Rd Laguna Vista, TX	3.0	2.0	1390	$2,390	$1.72	13d	1	0.39mi
18 Augusta Dr Laguna Vista, TX	3.0	2.0	1541	$2,200	$1.43	13d	1	0.42mi
4 Augusta Dr Laguna Vista, TX	3.0	2.5	1566	$2,500	$1.60	13d	1	0.46mi
3 Ocelot Trail Rd #1205 Laguna Vista, TX	2.0	2.0	1166	$2,500	$2.14	13d	1	0.62mi
5 S Bay Hill Dr Port Isabel, TX	3.0	2.0	1475	$2,500	$1.69	13d	1	0.64mi
18 Harbor Town Laguna Vista, TX	3.0	2.5	1827	$2,950	$1.61	21d	1	0.86mi
5 Harbor Town Laguna Vista, TX	3.0	2.5	1736	$3,200	$1.84	13d	1	0.90mi
9 Harbor Town Laguna Vista, TX	3.0	2.5	1736	$2,495	$1.44	13d	1	0.91mi
421 Mesquite Dr Laguna Vista, TX	3.0	2.0	1672	$3,250	$1.94	21d	1	1.16mi
801 Beach Blvd Unit 102B Laguna Vista, TX	2.0	2.0	936	$1,800	$1.92	13d	1	1.22mi

Listing history 8 events

1. 2026-06-17
   days on market $249,000 Active 191 DOM
2. 2026-05-31
   days on market $249,000 Active 190 DOM
3. 2026-05-30
   days on market $249,000 Active 189 DOM
4. 2026-01-11
   price $249,000 558-char remark

   Show marketing remark (558 chars)

   Charming 2-bedroom, 2-bath townhouse in Laguna Vista, offering 1,292 sqft of comfortable living right along the golf course. Situated in this gated community, this home features stylish tile flooring throughout, storm windows for added protection and efficiency. Step onto the spacious screened patio to enjoy serene fairway views—perfect for relaxing mornings or peaceful evenings. A delightful blend of comfort, convenience, and scenic surroundings, this townhouse is an ideal year-round residence or seasonal retreat. Call listing agent for details.

5. 2025-11-22
   listed $259,900 Active 558-char remark

   Show marketing remark (558 chars)

   Charming 2-bedroom, 2-bath townhouse in Laguna Vista, offering 1,292 sqft of comfortable living right along the golf course. Situated in this gated community, this home features stylish tile flooring throughout, storm windows for added protection and efficiency. Step onto the spacious screened patio to enjoy serene fairway views—perfect for relaxing mornings or peaceful evenings. A delightful blend of comfort, convenience, and scenic surroundings, this townhouse is an ideal year-round residence or seasonal retreat. Call listing agent for details.

6. 2013-11-01
   soldstatus 634-char remark

   Show marketing remark (634 chars)

   This is not like the others was a model. 2 bedrooms, 2 bathrooms & 2 car garage. Inside laundry room with an area for an office. This one is gorgeous with the perfect location. Private back yard w/ the lake & fairway in the distance. Butterfly & bird garden w/ extra parking across the street. Beautiful furniture & appliances included. Granite counter tops & vanities, cherry cabinets. Tiled screened patio w/ extended exterior patio. Arch ways throughout. You will love the open kitchen w/ cherry cabinets. Walking distance to the heated pool. 15 min to the beach. Gated golf community w/ optional dues

7. 2013-11-01
   soldstatus

   Show marketing remark (634 chars)

   This is not like the others was a model. 2 bedrooms, 2 bathrooms & 2 car garage. Inside laundry room with an area for an office. This one is gorgeous with the perfect location. Private back yard w/ the lake & fairway in the distance. Butterfly & bird garden w/ extra parking across the street. Beautiful furniture & appliances included. Granite counter tops & vanities, cherry cabinets. Tiled screened patio w/ extended exterior patio. Arch ways throughout. You will love the open kitchen w/ cherry cabinets. Walking distance to the heated pool. 15 min to the beach. Gated golf community w/ optional dues

8. 2009-10-16
   soldstatus

ⓘ 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: $4,943 · $412/mo
• Projected year-2 tax: $4,943 · $412/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 5/10 Major FEMA zone X (shaded) · 38% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,200
• − Mortgage interest: −$13,948
• − Property taxes: −$4,943
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − Depreciation: −$7,244
• Taxable loss: −$2,851
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $1,895/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: 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 — Laguna Vista

• Score: 66/100
• State rank: #590
• US rank: #11249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laguna Vista, TX
• 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

-4.2% since first listed

5 events — show timeline

• 2026-01-11 Price Changed $249,000 RGVMLS
• 2025-11-22 Listed $259,900 RGVMLS
• 2013-11-01 Sold (Public Records) — Public Records
• 2013-11-01 Sold (MLS) — SPIBOR
• 2009-10-16 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $4,943 · +1.0% YoY. Source: county tax records.