1801 North Shr · Port Isabel, TX 78578

$436,500

4 bd · 2.5 ba · 2,405 sqft · SingleFamily public records · 27 Days on market

Built 1998 4,366 ac lot

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.8/5.0
• 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

Two story corner lot home with water view of the Laguna Madre. The home has a large beautifully remodeled open kitchen with a lot of storage space, within walking distance to the elementary school in a very established neighborhood, spacious rooms, fenced yard, patio, two car garage with half bath and extra parking space. Close to shopping, restaurants, and public pool. A must see!

Key facts

• Close to walmart
• Close to heb
• Bay view

Tags

• CORNER LOT
• BAY VIEW
• PRIVATE BACK ENTRANCE
• HUGE SECOND FLOOR BONUS ROOM
• CLOSE TO HEB
• CLOSE TO WALMART

Property features AI

Finance

• Financial info: Annual tax amount: $6,000

Exterior

• Parking: Attached garage
• Home design: Single-family residence; Residential property
• Construction: Single Family construction
• Exterior features: Composition roof

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Has a view

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $436k.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $436k).
• Recommended offer: $430k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.4% in Port Isabel — 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 75/100 on livability (#157 in TX, #4,282 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, crime 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $13k 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 27 days — a 2% lower offer ($430k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $429,952 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.19% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-24,523
• Equity at exit: $65,084

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $39,016
• Equity at exit: $37,741

Cash invested: $122,220 (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: 7.0×

Monthly cashflow live

• Estimated rent: $5,213 medium
• Mortgage (P&I): −$2,289
• Tax from tax record: −$500 /mo · $6,003/yr
• Insurance: −$182
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,095
• Net cashflow: $721

Break-even live

Break-even rent $4,301

Max offer price $436,500

Occupancy floor 81%

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: $109,125
• Closing costs: $13,095
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1113 Pompano Ave Unit 1515052P Port Isabel, TX	3.0	2.0	1991	$7,195	$3.61	13d	1	0.61mi
219 Las Joyas Blvd Port Isabel, TX	3.0	2.5	1742	$3,200	$1.84	43d	1	0.64mi
602 N Shore Dr Port Isabel, TX	4.0	4.5	2536	$5,000	$1.97	43d	1	0.94mi
602 N Shore Dr Port Isabel, TX	4.0	4.5	2536	$5,000	$1.97	21d	1	0.94mi

Listing history 26 events

1. 2026-06-18
   days on market $436,500 Active 27 DOM
2. 2026-06-17
   days on market $436,500 Active 26 DOM
3. 2026-06-16
   days on market $436,500 Active 25 DOM
4. 2026-06-15
   days on market $436,500 Active 24 DOM
5. 2026-06-14
   days on market $436,500 Active 22 DOM
6. 2026-06-13
   remarks 301-char remark
7. 2026-06-13
   pricedays on market $436,500 Active 21 DOM
8. 2026-06-10
   days on market $450,000 Active 19 DOM
9. 2026-06-09
   days on market $450,000 Active 18 DOM
10. 2026-06-09
    days on market $450,000 Active 17 DOM
11. 2026-06-07
    days on market $450,000 Active 16 DOM
12. 2026-06-03
    days on market $450,000 Active 12 DOM
13. 2026-06-02
    days on market $450,000 Active 11 DOM
14. 2026-06-01
    days on market $450,000 Active 10 DOM
15. 2026-05-31
    days on market $450,000 Active 9 DOM
16. 2026-05-30
    days on market $450,000 Active 8 DOM
17. 2026-05-22
    listed $450,000 Active
18. 2017-01-25
    soldstatus 384-char remark

    Show marketing remark (384 chars)

    Two story corner lot home with water view of the Laguna Madre. The home has a large beautifully remodeled open kitchen with a lot of storage space, within walking distance to the elementary school in a very established neighborhood, spacious rooms, fenced yard, patio, two car garage with half bath and extra parking space. Close to shopping, restaurants, and public pool. A must see!

19. 2017-01-24
    soldstatus
20. 2016-06-02
    listed $229,000 384-char remark

    Show marketing remark (384 chars)

    Two story corner lot home with water view of the Laguna Madre. The home has a large beautifully remodeled open kitchen with a lot of storage space, within walking distance to the elementary school in a very established neighborhood, spacious rooms, fenced yard, patio, two car garage with half bath and extra parking space. Close to shopping, restaurants, and public pool. A must see!

21. 2012-07-02
    soldstatus 341-char remark

    Show marketing remark (341 chars)

    Beautiful home on a corner lot with bayviews. This home features 12 ft celings, open layout with an extra large kitchen that faces the living room. The home has a seperate family room with an upstairs perfect for a gameroom. The house has so many amenties that they are hard to list. The home is priced below market value. Motivated Seller!!

22. 2012-07-02
    soldstatus

    Show marketing remark (341 chars)

    Beautiful home on a corner lot with bayviews. This home features 12 ft celings, open layout with an extra large kitchen that faces the living room. The home has a seperate family room with an upstairs perfect for a gameroom. The house has so many amenties that they are hard to list. The home is priced below market value. Motivated Seller!!

23. 2007-01-09
    soldstatus
24. 2002-06-25
    soldstatus
25. 1997-08-29
    soldstatus
26. 1991-11-01
    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: $6,003 · $500/mo
• Projected year-2 tax: $7,988 · $666/mo
• Expected delta: +$1,985/yr (+$165/mo · 33.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,557
• − Mortgage interest: −$24,451
• − Property taxes: −$6,003
• − Insurance: −$7,301
• − Repairs & maintenance: −$5,005
• − Management: −$5,005
• − Depreciation: −$12,698
• Taxable income: $2,095
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $8,145/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 — Port Isabel

• Score: 75/100
• State rank: #157
• US rank: #4282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Isabel, 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

+96.5% since first listed

10 events — show timeline

• 2026-05-22 Listed $450,000 SPIBOR
• 2017-01-25 Sold (MLS) — RGVMLS
• 2017-01-24 Sold (Public Records) — Public Records
• 2016-06-02 Listed $229,000 RGVMLS
• 2012-07-02 Sold (Public Records) — Public Records
• 2012-07-02 Sold (MLS) — SPIBOR
• 2007-01-09 Sold (Public Records) — Public Records
• 2002-06-25 Sold (Public Records) — Public Records
• 1997-08-29 Sold (Public Records) — Public Records
• 1991-11-01 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $6,003 · +13.5% YoY. Source: county tax records.