1044 S Houston St · Aransas Pass, TX 78336

$220,000

3 bd · 1.0 ba · 1,454 sqft · SingleFamily public records · 44 Days on market

Built 1948 8,120 sqft lot $151/sqft · 13% above area Est $195k · 13% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A GREAT BUY! KITCHEN UPDATED THIS YEAR WITH NEW CABINETS AND SINK, NEW FLOORING, NEW PAINT IN AND OUTSIDE, METAL ROOF WITH WINDSTROM CERT. NEW BACKSPLASH TO BE INSTILLED IN THEKITCHEN THIS WEEK TO COMPLETE THE KITCHEN. LARGE LOT WITH NICE BACKDECK TO HAVE FAMILY PARTIES. WELL ESTABLISHED NEIGHBORHOOD, CLOSE TO TOWN AND FISHING, BOAT RAMPS. SELLERS ARE VERY MOVITAVED AND WILL LOOK AT ALL REASONABLE OFFERS. 13 MONTH HOME WARRANTY OFFER TO BUYERS.

Key facts

• Extra long driveway
• Updated kitchen
• Large covered deck

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• LARGE COVERED DECK
• DETACHED GARAGE
• WINDSTORM CERTIFIED METAL ROOF
• EXTRA LONG DRIVEWAY

Property features AI

Exterior

• Parking: 2-car garage; Front entry; Rear/side/off-street parking; On-street parking
• Utilities: Public water; Public sewer; 220 volt electric
• Home design: Single-story home; Pillar/post/pier foundation
• Construction: HardiPlank exterior; Metal roof; Built with pillar/post/pier foundation
• Exterior features: Covered deck; Open deck; Patio

Interior

• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Primary bedroom on the ground floor; Hardwood flooring; Laminate flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: schools D, amenities F, commute 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.
• Market conditions: 275 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $62k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.38% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 6.0

CMA / ARV

• ARV (median comp): $194,904
• List price: $220,000
• Delta: 12.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
936 S Houston St	0.10mi	3/2.0	1,330 (-8%)	1mo	$229,900	$173	76
1179 Houston S	0.16mi	3/2.0	1,395 (-4%)	9mo	$235,000	$168	74
243 E Magnolia Ave	0.24mi	3/2.0	1,325 (-9%)	2mo	$249,000	$188	69
1500 Kenwood Dr	0.54mi	3/2.0	1,459 (+0%)	4mo	$240,000	$164	67
762 S Bay	0.57mi	3/2.0	1,409 (-3%)	1mo	$550,000	$390	64
131 W Spencer	0.24mi	3/2.0	1,524 (+5%)	16mo	$279,999	$184	63
411 Magnolia W	0.15mi	3/2.0	1,654 (+14%)	12mo	$362,000	$219	56
109 Misty	0.53mi	3/2.0	1,339 (-8%)	4mo	$210,000	$157	55
630 S Lamont	0.48mi	3/2.0	1,269 (-13%)	1mo	$229,000	$180	51
841 S 8th	0.57mi	3/2.0	1,603 (+10%)	6mo	$347,851	$217	48
119 Misty Ln	0.57mi	3/2.0	1,264 (-13%)	4mo	$249,500	$197	45
1034 S 10th St	0.71mi	2/2.0 (-1)	1,312 (-10%)	5mo	$179,900	$137	38

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $14,549
• Equity at exit: $32,803

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $77,594
• Equity at exit: $19,022

Cash invested: $61,600 (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: 6.0×

Monthly cashflow live

• Estimated rent: $3,038 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$301 /mo · $3,617/yr
• Insurance: −$92
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $787

Break-even live

Break-even rent $2,042

Max offer price $220,000

Occupancy floor 69%

Sensitivity live

Price	-10% $911	-5% $849	+0% $787	+5% $724	+10% $662
Rent	-10% $547	-5% $667	+0% $787	+5% $907	+10% $1,027
Rate	-1.0pp $897	-0.5pp $843	base $787	+0.5pp $730	+1.0pp $672

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1131 S 8th St Unit 1268400P Aransas Pass, TX	3.0	2.0	1280	$4,105	$3.21	44d	1	0.51mi
1109 W Nelson Ave Aransas Pass, TX	2.0	2.0	1304	$1,800	$1.38	44d	1	0.85mi
633 N Commercial St Aransas Pass, TX	2.0	1.0	900	$1,850	$2.06	22d	1	1.41mi

Listing history 30 events

1. 2026-06-19
   days on market $220,000 Active 44 DOM
2. 2026-06-18
   days on market $220,000 Active 43 DOM
3. 2026-06-17
   days on market $220,000 Active 42 DOM
4. 2026-06-16
   days on market $220,000 Active 41 DOM
5. 2026-06-15
   pricedays on market $220,000 Active 40 DOM
6. 2026-06-14
   days on market $235,000 Active 38 DOM
7. 2026-06-12
   days on market $235,000 Active 37 DOM
8. 2026-06-09
   days on market $235,000 Active 34 DOM
9. 2026-06-08
   days on market $235,000 Active 33 DOM
10. 2026-06-07
    days on market $235,000 Active 32 DOM
11. 2026-06-07
    days on market $235,000 Active 31 DOM
12. 2026-06-04
    days on market $235,000 Active 28 DOM
13. 2026-06-02
    days on market $235,000 Active 27 DOM
14. 2026-06-01
    days on market $235,000 Active 26 DOM
15. 2026-05-31
    days on market $235,000 Active 25 DOM
16. 2026-05-31
    days on market $235,000 Active 24 DOM
17. 2026-05-06
    listed $235,000 Active 1217-char remark
18. 2016-11-07
    soldstatus
19. 2016-11-06
    historical 456-char remark

    Show marketing remark (456 chars)

    THIS IS A GREAT BUY! KITCHEN UPDATED THIS YEAR WITH NEW CABINETS AND SINK, NEW FLOORING, NEW PAINT IN AND OUTSIDE, METAL ROOF WITH WINDSTROM CERT. NEW BACKSPLASH TO BE INSTILLED IN THEKITCHEN THIS WEEK TO COMPLETE THE KITCHEN. LARGE LOT WITH NICE BACKDECK TO HAVE FAMILY PARTIES. WELL ESTABLISHED NEIGHBORHOOD, CLOSE TO TOWN AND FISHING, BOAT RAMPS. SELLERS ARE VERY MOVITAVED AND WILL LOOK AT ALL REASONABLE OFFERS. 13 MONTH HOME WARRANTY OFFER TO BUYERS.

20. 2016-11-03
    soldstatus Closed 456-char remark

    Show marketing remark (456 chars)

    THIS IS A GREAT BUY! KITCHEN UPDATED THIS YEAR WITH NEW CABINETS AND SINK, NEW FLOORING, NEW PAINT IN AND OUTSIDE, METAL ROOF WITH WINDSTROM CERT. NEW BACKSPLASH TO BE INSTILLED IN THEKITCHEN THIS WEEK TO COMPLETE THE KITCHEN. LARGE LOT WITH NICE BACKDECK TO HAVE FAMILY PARTIES. WELL ESTABLISHED NEIGHBORHOOD, CLOSE TO TOWN AND FISHING, BOAT RAMPS. SELLERS ARE VERY MOVITAVED AND WILL LOOK AT ALL REASONABLE OFFERS. 13 MONTH HOME WARRANTY OFFER TO BUYERS.

21. 2016-09-30
    status Pending 456-char remark

    Show marketing remark (456 chars)

    THIS IS A GREAT BUY! KITCHEN UPDATED THIS YEAR WITH NEW CABINETS AND SINK, NEW FLOORING, NEW PAINT IN AND OUTSIDE, METAL ROOF WITH WINDSTROM CERT. NEW BACKSPLASH TO BE INSTILLED IN THEKITCHEN THIS WEEK TO COMPLETE THE KITCHEN. LARGE LOT WITH NICE BACKDECK TO HAVE FAMILY PARTIES. WELL ESTABLISHED NEIGHBORHOOD, CLOSE TO TOWN AND FISHING, BOAT RAMPS. SELLERS ARE VERY MOVITAVED AND WILL LOOK AT ALL REASONABLE OFFERS. 13 MONTH HOME WARRANTY OFFER TO BUYERS.

22. 2016-09-15
    historical Option Period 456-char remark

    Show marketing remark (456 chars)

    THIS IS A GREAT BUY! KITCHEN UPDATED THIS YEAR WITH NEW CABINETS AND SINK, NEW FLOORING, NEW PAINT IN AND OUTSIDE, METAL ROOF WITH WINDSTROM CERT. NEW BACKSPLASH TO BE INSTILLED IN THEKITCHEN THIS WEEK TO COMPLETE THE KITCHEN. LARGE LOT WITH NICE BACKDECK TO HAVE FAMILY PARTIES. WELL ESTABLISHED NEIGHBORHOOD, CLOSE TO TOWN AND FISHING, BOAT RAMPS. SELLERS ARE VERY MOVITAVED AND WILL LOOK AT ALL REASONABLE OFFERS. 13 MONTH HOME WARRANTY OFFER TO BUYERS.

23. 2016-09-14
    status Pending 456-char remark

    Show marketing remark (456 chars)

    THIS IS A GREAT BUY! KITCHEN UPDATED THIS YEAR WITH NEW CABINETS AND SINK, NEW FLOORING, NEW PAINT IN AND OUTSIDE, METAL ROOF WITH WINDSTROM CERT. NEW BACKSPLASH TO BE INSTILLED IN THEKITCHEN THIS WEEK TO COMPLETE THE KITCHEN. LARGE LOT WITH NICE BACKDECK TO HAVE FAMILY PARTIES. WELL ESTABLISHED NEIGHBORHOOD, CLOSE TO TOWN AND FISHING, BOAT RAMPS. SELLERS ARE VERY MOVITAVED AND WILL LOOK AT ALL REASONABLE OFFERS. 13 MONTH HOME WARRANTY OFFER TO BUYERS.

24. 2016-09-02
    historical Option Period 456-char remark

    Show marketing remark (456 chars)

    THIS IS A GREAT BUY! KITCHEN UPDATED THIS YEAR WITH NEW CABINETS AND SINK, NEW FLOORING, NEW PAINT IN AND OUTSIDE, METAL ROOF WITH WINDSTROM CERT. NEW BACKSPLASH TO BE INSTILLED IN THEKITCHEN THIS WEEK TO COMPLETE THE KITCHEN. LARGE LOT WITH NICE BACKDECK TO HAVE FAMILY PARTIES. WELL ESTABLISHED NEIGHBORHOOD, CLOSE TO TOWN AND FISHING, BOAT RAMPS. SELLERS ARE VERY MOVITAVED AND WILL LOOK AT ALL REASONABLE OFFERS. 13 MONTH HOME WARRANTY OFFER TO BUYERS.

25. 2016-08-18
    price $129,900 456-char remark

    Show marketing remark (456 chars)

    THIS IS A GREAT BUY! KITCHEN UPDATED THIS YEAR WITH NEW CABINETS AND SINK, NEW FLOORING, NEW PAINT IN AND OUTSIDE, METAL ROOF WITH WINDSTROM CERT. NEW BACKSPLASH TO BE INSTILLED IN THEKITCHEN THIS WEEK TO COMPLETE THE KITCHEN. LARGE LOT WITH NICE BACKDECK TO HAVE FAMILY PARTIES. WELL ESTABLISHED NEIGHBORHOOD, CLOSE TO TOWN AND FISHING, BOAT RAMPS. SELLERS ARE VERY MOVITAVED AND WILL LOOK AT ALL REASONABLE OFFERS. 13 MONTH HOME WARRANTY OFFER TO BUYERS.

26. 2016-05-22
    listed $135,000 Active 456-char remark

    Show marketing remark (456 chars)

    THIS IS A GREAT BUY! KITCHEN UPDATED THIS YEAR WITH NEW CABINETS AND SINK, NEW FLOORING, NEW PAINT IN AND OUTSIDE, METAL ROOF WITH WINDSTROM CERT. NEW BACKSPLASH TO BE INSTILLED IN THEKITCHEN THIS WEEK TO COMPLETE THE KITCHEN. LARGE LOT WITH NICE BACKDECK TO HAVE FAMILY PARTIES. WELL ESTABLISHED NEIGHBORHOOD, CLOSE TO TOWN AND FISHING, BOAT RAMPS. SELLERS ARE VERY MOVITAVED AND WILL LOOK AT ALL REASONABLE OFFERS. 13 MONTH HOME WARRANTY OFFER TO BUYERS.

27. 2008-01-29
    soldstatus
28. 2007-09-18
    listed $112,000
29. 2007-04-16
    soldstatus
30. 2005-04-19
    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: $3,617 · $301/mo
• Projected year-2 tax: $4,026 · $336/mo
• Expected delta: +$409/yr (+$34/mo · 11.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 29 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: $36,452
• − Mortgage interest: −$12,323
• − Property taxes: −$3,617
• − Insurance: −$1,898
• − Repairs & maintenance: −$2,916
• − Management: −$2,916
• − Depreciation: −$6,400
• Taxable income: $6,382
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $7,907/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

+96.4% since first listed

15 events — show timeline

• 2026-06-13 Price Changed $220,000 CBMLS
• 2026-05-06 Listed $235,000 CBMLS
• 2016-11-07 Sold (Public Records) — Public Records
• 2016-11-06 Delisted — CBMLS
• 2016-11-03 Sold (MLS) — CBMLS
• 2016-09-30 Pending — CBMLS
• 2016-09-15 Contingent — CBMLS
• 2016-09-14 Pending — CBMLS
• 2016-09-02 Contingent — CBMLS
• 2016-08-18 Price Changed $129,900 CBMLS
• 2016-05-22 Listed $135,000 CBMLS
• 2008-01-29 Sold (Public Records) — Public Records
• 2007-09-18 Listed $112,000 CBMLS
• 2007-04-16 Sold (Public Records) — Public Records
• 2005-04-19 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,617 · +10.9% YoY. Source: county tax records.