702 Portside Way · Aransas Pass, TX 78336

$234,900

3 bd · 2.0 ba · 1,240 sqft · SingleFamily public records · 14 Days on market

Built 2016 7,424 sqft lot Est $254k · 8% under

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Why this score? — see what drove the B- 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 +26.2/30.0
• ARV discount +10.9/15.0
• DSCR +8.9/10.0
• 1% rule +8.0/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New Construction, just a short drive to Shops, restaurants, Port Aransas and Corpus Christi. .. .not to mention easy access to fantastic fishing and Birding. All tile floors, vaulted ceilings, all electric and there is still time to pick your colors!

Key facts

• Extended driveway
• Tile flooring
• Open-concept layout

Tags

• EXTENDED DRIVEWAY
• OPEN-CONCEPT LAYOUT
• TILE FLOORING
• GENEROUS CABINET STORAGE
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND WITH SINK

Property features AI

Finance

• HOA & community: Curbs; Gutters

Exterior

• Parking: Concrete front entry; Attached garage; 2 covered garage spaces; 4 total parking spaces
• Utilities: Public water; Public sewer; Electricity available; Separate electric meters
• Home design: Single-story; Shingle roof; HardiPlank exterior; Slab foundation
• Construction: Built with HardiPlank-type siding
• Exterior features: Covered patio; Patio; Storage; Wood fencing; Corner lot; Landscaped; Subdivided lot; City street frontage; Asphalt road

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Air filtration; Open floor plan; Cable TV; Window treatments; Breakfast bar; Window coverings
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Cap rate 9.4% vs local median 4.6% in Aransas Pass — 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 72/100 on livability (#253 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Aransas Pass ISD (town): math 28% / reading 35% proficiency, ranked #597 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: H T Faulk El (483 students, 74% FRL); A C Blunt Middle (math 23% / reading 34%, grade F, #1,122 of 1,662 statewide, top 69%, 387 students, 64% FRL); Aransas Pass H S (math 37% / reading 37%, grade F, #897 of 1,632 statewide, top 57%, 457 students, 56% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: 275 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 344 units permitted in San Patricio County in 2024 (0 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.
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y ago 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

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

Recommended offer $234,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $254,200
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1997 Admiral	0.07mi	3/2.0	1,172 (-6%)	1mo	$239,000	$204	87
734 Portside	0.02mi	2/2.0 (-1)	1,169 (-6%)	16mo	$239,900	$205	71
2077 Admiral	0.12mi	3/2.0	1,345 (+8%)	14mo	$280,000	$208	68
2288 Saunders St	0.16mi	3/3.0	1,170 (-6%)	22mo	$475,000	$406	61
1246 Kenney Ln	0.62mi	4/2.0 (+1)	1,392 (+12%)	8mo	$135,000	$97	39
1111 W Johnson Ave	0.73mi	3/1.0	1,338 (+8%)	15mo	$250,000	$187	36

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $276
• Equity at exit: $35,024

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $50,046
• Equity at exit: $20,310

Cash invested: $65,772 (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 78336

• Home prices YoY: -29.5%
• Active inventory: 275
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,043 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$475 /mo · $5,699/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $600

Break-even live

Break-even rent $2,284

Max offer price $234,900

Occupancy floor 75%

Sensitivity live

Price	-10% $732	-5% $666	+0% $600	+5% $533	+10% $467
Rent	-10% $359	-5% $479	+0% $600	+5% $720	+10% $840
Rate	-1.0pp $718	-0.5pp $659	base $600	+0.5pp $539	+1.0pp $477

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 E Ransom Rd Aransas Pass, TX	2.0	1.0	625	$1,145	$1.83	15d	5	1.11mi
1131 S 8th St Unit 1268400P Aransas Pass, TX	3.0	2.0	1280	$4,105	$3.21	45d	1	1.19mi

Listing history 12 events

1. 2026-06-19
   days on market $234,900 Active 14 DOM
2. 2026-06-18
   days on market $234,900 Active 13 DOM
3. 2026-06-17
   days on market $234,900 Active 12 DOM
4. 2026-06-16
   days on market $234,900 Active 11 DOM
5. 2026-06-15
   days on market $234,900 Active 10 DOM
6. 2026-06-14
   days on market $234,900 Active 8 DOM
7. 2026-06-12
   days on market $234,900 Active 7 DOM
8. 2026-06-09
   days on market $234,900 Active 4 DOM
9. 2026-06-08
   days on market $234,900 Active 3 DOM
10. 2026-06-07
    days on market $234,900 Active 2 DOM
11. 2026-06-07
    remarks 687-char remark
12. 2026-06-07
    listed $234,900 Active 1 DOM

ⓘ 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: $5,699 · $475/mo
• Projected year-2 tax: $5,699 · $475/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 30 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,519
• − Mortgage interest: −$13,158
• − Property taxes: −$5,699
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,921
• − Management: −$2,921
• − Depreciation: −$6,833
• Taxable income: $3,811
• Est. tax owed @ 24.0%: −$915
• After-tax cash flow: $6,280/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: Aransas Pass ISD
• NCES district ID: 4808580
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $40,869
• Composite: 26.55/100
• National rank: #7191
• State rank: #597 of 826 in TX

Livability — Aransas Pass

• Score: 72/100
• State rank: #253
• US rank: #5980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aransas Pass, TX
• Population (ZIP): 12,146

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Hispanic / Latino 43% Two or more races 21% Asian 2% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 36% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 21% Tagalog/Filipino 1%

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.56%
• Current HPI: 187.8443
• 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

+42.4% since first listed

8 events — show timeline

• 2026-06-05 Listed $234,900 CBMLS
• 2017-04-26 Sold (Public Records) — Public Records
• 2017-04-25 Delisted — CBMLS
• 2017-04-24 Sold (MLS) — RAAR
• 2017-04-24 Sold (MLS) — CBMLS
• 2017-04-13 Pending — CBMLS
• 2016-06-15 Listed $164,900 CBMLS
• 2016-06-15 Listed $164,900 RAAR

Property tax history

+4.3%/yr

Latest (2025): $5,699 · +10.0% YoY. Source: county tax records.