200 6th St Unit A · Port Aransas, TX 78373

$319,000

2 bd · 2.0 ba · 1,111 sqft · Townhouse · 4 Days on market

Built 1999 Good condition 2,087 sqft lot Garage $287/sqft · 8% below area Est $347k · 8% under $407/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).

• ARV discount +11.2/15.0
• Cash flow +10.3/30.0
• Schools +6.3/10.0
• 1% rule +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for the perfect getaway condo! This Condo features two bedrooms two baths, galley kitchen, living and breakfast area. Beautifully maintained and immaculate condo with a garage that holds 2 cars, golf cart, jet ski and more! The condo is located just a few minutes from the beach, restaurants, shopping, the ferry crossing and Port A night life! And if you are a fisherman at heart you are just minutes from the marina! A very small quiet complex with a pool and cabana. Come take a look and you won't be disappointed!

Key facts

• Galley kitchen
• Pool and cabana
• Quiet complex

Tags

• GALLEY KITCHEN
• LIVING AND BREAKFAST AREA
• QUIET COMPLEX
• POOL AND CABANA
• MINUTES FROM THE BEACH
• MINUTES FROM THE MARINA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $319k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (3.2% below list).
• Recommended offer: $294k (7.8% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 0.9% in Port Aransas — 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 67/100 on livability (#525 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A; Watch: commute C-, crime F, amenities F.
• Port Aransas ISD (rural): math 57% / reading 63% proficiency, ranked #68 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Olsen El (math 47% / reading 57%, grade C-, #742 of 4,322 statewide, top 19%, 227 students, 35% FRL); Brundrett Middle (math 57% / reading 67%, grade B+, #134 of 1,662 statewide, top 8%, 115 students, 31% FRL); Port Aransas H S (math 74% / reading 74%, grade B+, #82 of 1,632 statewide, top 6%, 204 students, 19% FRL).
• Market conditions: 1273 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 41% of the median local income ($90k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $294,014 (7.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.97% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 8.6

CMA / ARV

• ARV (median comp): $347,392
• List price: $319,000
• Delta: -8.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Cut Off Rd #205	0.14mi	2/2.0	1,093 (-2%)	5mo	$330,000	$302	86
230 Cut Off Rd #238	0.14mi	2/2.0	1,093 (-2%)	15mo	$309,000	$283	78
200 W Cotter Unit C1	0.38mi	2/2.0	1,230 (+11%)	15mo	$599,000	$487	52
900 N Station St Unit B15/16	0.68mi	2/2.0	998 (-10%)	5mo	$425,000	$426	47
1117 S 9th St #602	0.73mi	2/2.0	1,015 (-9%)	6mo	$329,900	$325	47
1117 S 9th St #402	0.73mi	2/2.0	1,028 (-8%)	13mo	$380,000	$370	43
900 N Station St Unit C 15/16	0.68mi	2/2.0	998 (-10%)	16mo	$438,000	$439	38
1117 S 9th St #401	0.73mi	2/2.0	1,028 (-8%)	22mo	$375,000	$365	35

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-62,393
• Equity at exit: $47,564

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-67,286
• Equity at exit: $27,581

Cash invested: $89,320 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 63 active · 11 under contract
• Months of supply: 29.1 mo (3%/mo absorbed)
• Median asking: $420,000 ($408/sqft)
• Median days on market: 171 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: -23.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78373

• Active inventory: 1273
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,087 high
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,785/yr
• Insurance: −$133
• HOA: −$407
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $-173

Break-even live

Break-even rent $3,306

Max offer price $294,014

Occupancy floor —

Sensitivity live

Price	-10% $48	-5% $-62	+0% $-173	+5% $-283	+10% $-393
Rent	-10% $-417	-5% $-295	+0% $-173	+5% $-51	+10% $71
Rate	-1.0pp $-12	-0.5pp $-92	base $-173	+0.5pp $-255	+1.0pp $-339

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: $79,750
• Closing costs: $9,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 West Avenue C Unit B Port Aransas, TX	3.0	3.0	1427	$3,500	$2.45	185d	1	0.10mi
515 West Avenue C Unit B Port Aransas, TX	3.0	3.0	1427	$3,500	$2.45	10d	1	0.11mi
321 Seventh St Unit B Port Aransas, TX	1.0	1.0	1344	$1,775	$1.32	154d	1	0.21mi
321 Seventh St Unit A Port Aransas, TX	2.0	1.0	1344	$2,775	$2.06	154d	1	0.21mi
104 Port Isabel St Port Aransas, TX	3.0	2.0	1228	$2,995	$2.44	37d	1	0.27mi
200 W Cotter Ave Port Aransas, TX	2.0	2.0	1230	$4,000	$3.25	10d	1	0.36mi
236 Nautilus Port Aransas, TX	3.0	3.5	1380	$2,500	$1.81	2d	1	0.81mi
2212 State Highway 361 #220 Port Aransas, TX	3.0	2.0	1272	$2,500	$1.97	0d	1	1.37mi
328 Sea Isle Dr Unit A Port Aransas, TX	2.0	1.0	1040	$2,200	$2.12	154d	1	1.49mi

Property features AI

Finance

• Other: Property is part of a 12-unit community
• HOA & community: Homeowners association with monthly feeHOA fee covers common areas and insuranceCommunity amenities include a pool

Exterior

• Parking: Attached garage with 4 garage spacesGarage with front entry and garage door openerGolf cart garageConcrete driveway2 total parking spaces (covered spaces listed separately)
• Utilities: Public waterPublic sewerSewer availableNet meter electric
• Home design: Two-story propertyFaces eastPillar/post/pier foundation
• Construction: Stucco constructionShingle roof
• Exterior features: Private in-ground concrete poolWood fencingInterior lotCity street frontageAsphalt road

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGarbage disposalRefrigeratorBreakfast bar (kitchen peninsula/island)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioningElectric heating
• Interior features: Primary bedroom on the downstairs levelOpen floor planSplit bedroom layoutBreakfast barCeiling fans
• Laundry & utility: Dryer hookupDryer included

HOA detail $407/mo · $4,884/yr

• Likely covers: pool

Listing history 4 events

1. 2026-06-14
   days on market $319,000 Active 4 DOM
2. 2026-06-13
   days on market $319,000 Active 3 DOM
3. 2026-06-10
   remarks 527-char remark
4. 2026-06-10
   listed $319,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $37,046
• − Mortgage interest: −$17,869
• − Property taxes: −$4,785
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,964
• − Management: −$2,964
• − HOA: −$4,884
• − Depreciation: −$9,280
• Taxable loss: −$7,294
• Est. tax savings @ 24.0%: +$1,751
• After-tax cash flow: $-321/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 · 7 photos

Good 80/100 Cosmetic rehab Est. rehab $5,555–$16,665 screening

This well-maintained and updated condo is in good condition with a good ROI potential for both resale and rental markets.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean gutters — Improves drainage and can prevent water damage, enhancing both resale and rental value. ↑

ⓘ 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.

C Composite school gradezoned avg 63/100

Zoned Schools

Elementary Olsen El C- TX #742/4,322 Nat'l #11,263/41,679 Middle Brundrett Middle B+ TX #134/1,662 Nat'l #1,545/14,009 High Port Aransas H S B+ TX #82/1,632 Nat'l #1,629/17,239

Schools (NCES district)

• District: Port Aransas ISD
• NCES district ID: 4835370
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 63% ▼ -2.00%
• Median HH income: $47,528
• Composite: 50.82/100
• National rank: #1803
• State rank: #68 of 826 in TX

C Composite livability gradescore 67/100

Livability — Port Aransas

• Score: 67/100
• State rank: #525
• US rank: #10286

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Aransas, TX
• County: Nueces · 418,037 people
• Metro: Corpus Christi, TX
• Population (ZIP): 3,314
• Household income: $90,000
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 20% of renters

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Population outlook (Nueces County) Hauer SSP2

• Today (2025): 418,037 people
• By 2030: 447,123 · +7.0%
• By 2040: 505,911 · +21.0%
• By 2050: 567,522 · +35.8%
• By 2075: 729,686 · +74.6%
• By 2100: 847,087 · +102.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 4%
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 3%

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Political lean MEDSL · Nueces

• 2024 margin: R (+11.5) · D 43.8% · R 55.3%
• 2008→2024 swing: -7.1pp toward R · 2008: -4.4pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+2.9 2016: R+1.5 2012: R+3.2 2008: R+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -205.54%
• Current HPI: 268.699
• Rent YoY: —
• Metro: —
• 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

• Other: Property is part of a 12-unit community
• HOA & community: Homeowners association with monthly feeHOA fee covers common areas and insuranceCommunity amenities include a pool

Exterior

• Parking: Attached garage with 4 garage spacesGarage with front entry and garage door openerGolf cart garageConcrete driveway2 total parking spaces (covered spaces listed separately)
• Utilities: Public waterPublic sewerSewer availableNet meter electric
• Home design: Two-story propertyFaces eastPillar/post/pier foundation
• Construction: Stucco constructionShingle roof
• Exterior features: Private in-ground concrete poolWood fencingInterior lotCity street frontageAsphalt road

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGarbage disposalRefrigeratorBreakfast bar (kitchen peninsula/island)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioningElectric heating
• Interior features: Primary bedroom on the downstairs levelOpen floor planSplit bedroom layoutBreakfast barCeiling fans
• Laundry & utility: Dryer hookupDryer included