745 S Rife St · Aransas Pass, TX 78336

$295,500

3 bd · 2.0 ba · 1,696 sqft · SingleFamily public records · 38 Days on market

Built 1955 0.32 ac lot Est $360k · 18% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.3/10.0
• 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

HUD owned property. Case #514-044881. HUD properties are sold "As-Is". Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Property sits on lot w/ mature trees and detached two car garage/shop. The interior features hardwood floors, fireplace, and central heat & air.

Key facts

• Remodeled kitchen
• Updated bathrooms
• Cedar-lined closets

Tags

• ORIGINAL HARDWOOD FLOORS
• COZY GAS LOG FIREPLACE
• REMODELED KITCHEN
• UPDATED BATHROOMS
• NEW ROOF
• CEDAR-LINED CLOSETS

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Detached front-entry garage; 2 covered garage spaces (total 4 parking spaces, including rear/side/off-street)
• Utilities: Natural gas available; Public sewer; Well water; Sewer available; Water available
• Home design: Single-story; Shingle roof; HardiPlank exterior; Pillar/post/pier foundation
• Construction: Built with HardiPlank siding; Shingle roof; Pillar/post/pier foundation
• Exterior features: Storage; Chain link fencing; Interior lot; City street frontage

Interior

• Kitchen: Range hood
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Window coverings and treatments; Gas log fireplace
• 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 $296k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $296k).
• Recommended offer: $287k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 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 $9k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y 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

• Watch-outs: flood insurance adds $66/mo; built in 1955 — 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,635 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1955 — 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: 1.03% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $359,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 S Mccampbell St	0.34mi	4/2.5 (+1)	1,771 (+4%)	7mo	$162,640	$92	64
841 S 8th	0.50mi	3/2.0	1,603 (-6%)	6mo	$347,851	$217	63
745 S 10th	0.64mi	4/2.0 (+1)	1,740 (+3%)	3mo	$369,900	$213	58
629 S 9th St	0.58mi	4/2.0 (+1)	1,768 (+4%)	6mo	$169,900	$96	56
105 Wendi Ln	0.73mi	3/2.0	1,677 (-1%)	10mo	$225,000	$134	56
1305 S Whitney St	0.57mi	4/3.0 (+1)	1,720 (+1%)	11mo	$243,000	$141	53
123 Sea Mist Dr	0.70mi	3/2.0	1,778 (+5%)	10mo	$689,500	$388	51
835 S 8th St	0.50mi	4/2.5 (+1)	1,864 (+10%)	3mo	$395,168	$212	50
913 Pompano Dr	0.52mi	3/2.0	1,920 (+13%)	10mo	$874,999	$456	45
122 S Mccampbell St	0.59mi	3/2.0	1,474 (-13%)	11mo	$375,000	$254	41
608 S 10th St	0.69mi	4/1.0 (+1)	1,584 (-7%)	11mo	$99,000	$63	38
444 Wheeler Ave	0.66mi	2/1.0 (-1)	1,474 (-13%)	5mo	$240,000	$163	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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-26,416
• Equity at exit: $44,060

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $4,829
• Equity at exit: $25,549

Cash invested: $82,740 (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: 8.1×

Monthly cashflow live

• Estimated rent: $3,055 medium
• Mortgage (P&I): −$1,550
• Tax from tax record: −$338 /mo · $4,054/yr
• Insurance: −$123
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $336

Break-even live

Break-even rent $2,629

Max offer price $295,500

Occupancy floor 84%

Sensitivity live

Price	-10% $503	-5% $420	+0% $336	+5% $252	+10% $169
Rent	-10% $95	-5% $215	+0% $336	+5% $457	+10% $577
Rate	-1.0pp $485	-0.5pp $411	base $336	+0.5pp $259	+1.0pp $182

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: $73,875
• Closing costs: $8,865
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	1	0.60mi
1109 W Nelson Ave Aransas Pass, TX	2.0	2.0	1304	$1,800	$1.38	45d	1	0.73mi

Listing history 39 events

1. 2026-06-19
   days on market $295,500 Active 38 DOM
2. 2026-06-18
   days on market $295,500 Active 37 DOM
3. 2026-06-17
   days on market $295,500 Active 36 DOM
4. 2026-06-16
   days on market $295,500 Active 35 DOM
5. 2026-06-15
   days on market $295,500 Active 34 DOM
6. 2026-06-14
   days on market $295,500 Active 32 DOM
7. 2026-06-12
   days on market $295,500 Active 31 DOM
8. 2026-06-09
   pricedays on market $295,500 Active 28 DOM
9. 2026-06-08
   days on market $299,000 Active 27 DOM
10. 2026-06-07
    days on market $299,000 Active 26 DOM
11. 2026-06-07
    days on market $299,000 Active 25 DOM
12. 2026-06-04
    days on market $299,000 Active 22 DOM
13. 2026-06-02
    days on market $299,000 Active 21 DOM
14. 2026-06-01
    days on market $299,000 Active 20 DOM
15. 2026-05-31
    days on market $299,000 Active 19 DOM
16. 2026-05-31
    pricedays on market $299,000 Active 18 DOM
17. 2026-05-11
    listed $304,900 Active
18. 2026-03-19
    price $307,900
19. 2025-12-09
    price $308,900
20. 2025-09-23
    price $309,900
21. 2025-07-23
    listed $312,900 Active
22. 2019-06-01
    historical 343-char remark

    Show marketing remark (343 chars)

    HUD owned property. Case #514-044881. HUD properties are sold "As-Is". Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Property sits on lot w/ mature trees and detached two car garage/shop. The interior features hardwood floors, fireplace, and central heat & air.

23. 2019-05-31
    soldstatus Closed 343-char remark

    Show marketing remark (343 chars)

    HUD owned property. Case #514-044881. HUD properties are sold "As-Is". Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Property sits on lot w/ mature trees and detached two car garage/shop. The interior features hardwood floors, fireplace, and central heat & air.

24. 2019-04-22
    status Pending 343-char remark

    Show marketing remark (343 chars)

    HUD owned property. Case #514-044881. HUD properties are sold "As-Is". Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Property sits on lot w/ mature trees and detached two car garage/shop. The interior features hardwood floors, fireplace, and central heat & air.

25. 2019-04-16
    status Active 343-char remark

    Show marketing remark (343 chars)

    HUD owned property. Case #514-044881. HUD properties are sold "As-Is". Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Property sits on lot w/ mature trees and detached two car garage/shop. The interior features hardwood floors, fireplace, and central heat & air.

26. 2019-04-08
    status Pending 343-char remark

    Show marketing remark (343 chars)

    HUD owned property. Case #514-044881. HUD properties are sold "As-Is". Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Property sits on lot w/ mature trees and detached two car garage/shop. The interior features hardwood floors, fireplace, and central heat & air.

27. 2019-04-03
    price $63,800 343-char remark

    Show marketing remark (343 chars)

    HUD owned property. Case #514-044881. HUD properties are sold "As-Is". Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Property sits on lot w/ mature trees and detached two car garage/shop. The interior features hardwood floors, fireplace, and central heat & air.

28. 2019-04-01
    status Active 343-char remark

    Show marketing remark (343 chars)

    HUD owned property. Case #514-044881. HUD properties are sold "As-Is". Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Property sits on lot w/ mature trees and detached two car garage/shop. The interior features hardwood floors, fireplace, and central heat & air.

29. 2019-03-26
    status Pending 343-char remark

    Show marketing remark (343 chars)

    HUD owned property. Case #514-044881. HUD properties are sold "As-Is". Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Property sits on lot w/ mature trees and detached two car garage/shop. The interior features hardwood floors, fireplace, and central heat & air.

30. 2019-03-18
    status Active 343-char remark

    Show marketing remark (343 chars)

    HUD owned property. Case #514-044881. HUD properties are sold "As-Is". Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Property sits on lot w/ mature trees and detached two car garage/shop. The interior features hardwood floors, fireplace, and central heat & air.

31. 2019-03-12
    status Pending 343-char remark

    Show marketing remark (343 chars)

    HUD owned property. Case #514-044881. HUD properties are sold "As-Is". Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Property sits on lot w/ mature trees and detached two car garage/shop. The interior features hardwood floors, fireplace, and central heat & air.

32. 2019-02-28
    status Active 343-char remark

    Show marketing remark (343 chars)

    HUD owned property. Case #514-044881. HUD properties are sold "As-Is". Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Property sits on lot w/ mature trees and detached two car garage/shop. The interior features hardwood floors, fireplace, and central heat & air.

33. 2019-01-31
    status Pending 343-char remark

    Show marketing remark (343 chars)

    HUD owned property. Case #514-044881. HUD properties are sold "As-Is". Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Property sits on lot w/ mature trees and detached two car garage/shop. The interior features hardwood floors, fireplace, and central heat & air.

34. 2019-01-15
    listed $72,500 Active 343-char remark

    Show marketing remark (343 chars)

    HUD owned property. Case #514-044881. HUD properties are sold "As-Is". Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. Property sits on lot w/ mature trees and detached two car garage/shop. The interior features hardwood floors, fireplace, and central heat & air.

35. 2014-11-12
    soldstatus
36. 2014-11-07
    soldstatus
37. 2014-11-07
    soldstatus
38. 2014-09-25
    listed $110,000
39. 2014-09-24
    listed $110,000

ⓘ 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: $4,054 · $338/mo
• Projected year-2 tax: $5,408 · $451/mo
• Expected delta: +$1,353/yr (+$113/mo · 33.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $36,655
• − Mortgage interest: −$16,553
• − Property taxes: −$4,054
• − Insurance: −$2,275
• − Repairs & maintenance: −$2,932
• − Management: −$2,932
• − Depreciation: −$8,596
• Taxable loss: −$689
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $4,197/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

+177.2% since first listed

23 events — show timeline

• 2026-05-11 Listed $304,900 CBMLS
• 2026-03-19 Price Changed $307,900 CBMLS
• 2025-12-09 Price Changed $308,900 CBMLS
• 2025-09-23 Price Changed $309,900 CBMLS
• 2025-07-23 Listed $312,900 CBMLS
• 2019-06-01 Delisted — CBMLS
• 2019-05-31 Sold (MLS) — CBMLS
• 2019-04-22 Pending — CBMLS
• 2019-04-16 Relisted — CBMLS
• 2019-04-08 Pending — CBMLS
• 2019-04-03 Price Changed $63,800 CBMLS
• 2019-04-01 Relisted — CBMLS
• 2019-03-26 Pending — CBMLS
• 2019-03-18 Relisted — CBMLS
• 2019-03-12 Pending — CBMLS
• 2019-02-28 Relisted — CBMLS
• 2019-01-31 Pending — CBMLS
• 2019-01-15 Listed $72,500 CBMLS
• 2014-11-12 Sold (Public Records) — Public Records
• 2014-11-07 Sold (MLS) — CBMLS
• 2014-11-07 Sold (MLS) — RAAR
• 2014-09-25 Listed $110,000 RAAR
• 2014-09-24 Listed $110,000 CBMLS

Property tax history

+6.0%/yr

Latest (2025): $4,054 · -2.0% YoY. Source: county tax records.