612 S 9th St · Aransas Pass, TX 78336

$249,995

3 bd · 1.0 ba · 1,131 sqft · SingleFamily public records · 35 Days on market

Built 1958 0.32 ac lot Est $196k · 28% over

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Why this score? — see what drove the F 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 +14.7/30.0
• DSCR +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! This Aransas Pass property is priced below CAD value and ready for your vision. Featuring over 1,100 sq ft of living space on a large lot, it’s the perfect project for a fix-and-flip, rental investment, or future coastal getaway. The home needs some repairs and updates but offers solid bones, a great layout, and an excellent location near fishing, marinas, and restaurants. With strong rental demand and continued growth across the Coastal Bend, this property has serious upside potential. Whether you’re an experienced investor or just getting started, opportunities like this are hard to find—bring your tools, creativity, and offers today!

Key facts

• Mature live oaks
• Gut-renovated home
• Recessed lighting

Tags

• GUT-RENOVATED HOME
• NEW CONSTRUCTION STANDARDS
• MATURE LIVE OAKS
• FRESH CONCRETE DRIVEWAY
• OPEN LIVING AND KITCHEN LAYOUT
• RECESSED LIGHTING

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Detached or attached garage with 1 covered space; Front entry; On-street parking; Concrete driveway
• Utilities: Public water; Public sewer; Utilities available
• Home design: Single-story home; Shingle roof
• Construction: Brick and HardiPlank-type exterior; Built on slab foundation
• Exterior features: Corner lot; Wood fencing; City street frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave
• Flooring: Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Primary bedroom on the downstairs level
• 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 $250k.

Deal economics

• At list price, monthly cash flow is $64 ($774/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (10.9% below list).
• Recommended offer: $223k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $8k 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 35 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $250k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $222,646 (10.9% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $195,663
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 S 9th St	0.00mi	3/1.0	1,131 (0%)	7mo	$127,900	$113	94
553 S 12th St	0.19mi	3/2.0	1,108 (-2%)	6mo	$175,000	$158	78
1315 W Goodnight Ave	0.29mi	3/1.0	1,066 (-6%)	6mo	$82,500	$77	72
114 Spoonbill Ave	0.57mi	3/1.5	1,120 (-1%)	4mo	$175,000	$156	67
1522 W Nelson Ave	0.55mi	3/2.0	1,161 (+3%)	1mo	$220,590	$190	65
413 S 13th St	0.32mi	3/1.0	1,040 (-8%)	10mo	$190,000	$183	64
630 S Lamont	0.34mi	3/2.0	1,269 (+12%)	2mo	$229,000	$180	59
229 S 12th St	0.40mi	3/2.0	1,264 (+12%)	1mo	$219,000	$173	57
348 S Whitney St	0.48mi	2/2.5 (-1)	1,220 (+8%)	2mo	$199,000	$163	52
101 Saunders Ln	0.61mi	3/2.0	1,206 (+7%)	9mo	$220,000	$182	49
1522 W Palm	0.58mi	3/2.0	1,296 (+15%)	9mo	$220,000	$170	37
113 Pelican	0.67mi	3/2.0	978 (-14%)	7mo	$185,000	$189	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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-36,391
• Equity at exit: $37,275

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-26,349
• Equity at exit: $21,615

Cash invested: $69,999 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,226 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$279 /mo · $3,351/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $64

Break-even live

Break-even rent $2,145

Max offer price $249,995

Occupancy floor 92%

Sensitivity live

Price	-10% $206	-5% $135	+0% $64	+5% $-6	+10% $-77
Rent	-10% $-111	-5% $-23	+0% $64	+5% $152	+10% $240
Rate	-1.0pp $190	-0.5pp $128	base $64	+0.5pp $0	+1.0pp $-66

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: $62,499
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 W Nelson Ave Aransas Pass, TX	2.0	2.0	1304	$1,800	$1.38	45d	1	0.16mi
1131 S 8th St Unit 1268400P Aransas Pass, TX	3.0	2.0	1280	$4,105	$3.21	45d	1	0.47mi
2255 McMullen Ln Aransas Pass, TX	2.0–4.0	2.5	1581	$1,569	$0.99	15d	9	0.96mi
203 E Ransom Rd Aransas Pass, TX	2.0	1.0	625	$1,145	$1.83	15d	5	1.10mi
633 N Commercial St Aransas Pass, TX	2.0	1.0	900	$1,850	$2.06	23d	1	1.27mi

Listing history 25 events

1. 2026-06-19
   days on market $249,995 Active 35 DOM
2. 2026-06-18
   days on market $249,995 Active 34 DOM
3. 2026-06-17
   days on market $249,995 Active 33 DOM
4. 2026-06-16
   days on market $249,995 Active 32 DOM
5. 2026-06-15
   days on market $249,995 Active 31 DOM
6. 2026-06-14
   days on market $249,995 Active 29 DOM
7. 2026-06-12
   days on market $249,995 Active 28 DOM
8. 2026-06-09
   days on market $249,995 Active 25 DOM
9. 2026-06-08
   days on market $249,995 Active 24 DOM
10. 2026-06-07
    days on market $249,995 Active 23 DOM
11. 2026-06-07
    days on market $249,995 Active 22 DOM
12. 2026-06-04
    days on market $249,995 Active 19 DOM
13. 2026-06-03
    price $249,995 Active 18 DOM
14. 2026-06-02
    days on market $269,999 Active 18 DOM
15. 2026-06-01
    days on market $269,999 Active 17 DOM
16. 2026-05-31
    days on market $269,999 Active 16 DOM
17. 2026-05-31
    days on market $269,999 Active 15 DOM
18. 2026-05-15
    listed $269,999 Active
19. 2025-11-17
    soldstatus Closed 680-char remark

    Show marketing remark (680 chars)

    Investor special! This Aransas Pass property is priced below CAD value and ready for your vision. Featuring over 1,100 sq ft of living space on a large lot, it’s the perfect project for a fix-and-flip, rental investment, or future coastal getaway. The home needs some repairs and updates but offers solid bones, a great layout, and an excellent location near fishing, marinas, and restaurants. With strong rental demand and continued growth across the Coastal Bend, this property has serious upside potential. Whether you’re an experienced investor or just getting started, opportunities like this are hard to find—bring your tools, creativity, and offers today!

20. 2025-11-17
    soldstatus

    Show marketing remark (680 chars)

    Investor special! This Aransas Pass property is priced below CAD value and ready for your vision. Featuring over 1,100 sq ft of living space on a large lot, it’s the perfect project for a fix-and-flip, rental investment, or future coastal getaway. The home needs some repairs and updates but offers solid bones, a great layout, and an excellent location near fishing, marinas, and restaurants. With strong rental demand and continued growth across the Coastal Bend, this property has serious upside potential. Whether you’re an experienced investor or just getting started, opportunities like this are hard to find—bring your tools, creativity, and offers today!

21. 2025-11-07
    status Pending 680-char remark

    Show marketing remark (680 chars)

    Investor special! This Aransas Pass property is priced below CAD value and ready for your vision. Featuring over 1,100 sq ft of living space on a large lot, it’s the perfect project for a fix-and-flip, rental investment, or future coastal getaway. The home needs some repairs and updates but offers solid bones, a great layout, and an excellent location near fishing, marinas, and restaurants. With strong rental demand and continued growth across the Coastal Bend, this property has serious upside potential. Whether you’re an experienced investor or just getting started, opportunities like this are hard to find—bring your tools, creativity, and offers today!

22. 2025-10-31
    listed $127,900 Active 680-char remark

    Show marketing remark (680 chars)

    Investor special! This Aransas Pass property is priced below CAD value and ready for your vision. Featuring over 1,100 sq ft of living space on a large lot, it’s the perfect project for a fix-and-flip, rental investment, or future coastal getaway. The home needs some repairs and updates but offers solid bones, a great layout, and an excellent location near fishing, marinas, and restaurants. With strong rental demand and continued growth across the Coastal Bend, this property has serious upside potential. Whether you’re an experienced investor or just getting started, opportunities like this are hard to find—bring your tools, creativity, and offers today!

23. 2025-10-30
    historical 680-char remark

    Show marketing remark (680 chars)

    Investor special! This Aransas Pass property is priced below CAD value and ready for your vision. Featuring over 1,100 sq ft of living space on a large lot, it’s the perfect project for a fix-and-flip, rental investment, or future coastal getaway. The home needs some repairs and updates but offers solid bones, a great layout, and an excellent location near fishing, marinas, and restaurants. With strong rental demand and continued growth across the Coastal Bend, this property has serious upside potential. Whether you’re an experienced investor or just getting started, opportunities like this are hard to find—bring your tools, creativity, and offers today!

24. 2025-10-23
    listed $127,900 Active 680-char remark

    Show marketing remark (680 chars)

    Investor special! This Aransas Pass property is priced below CAD value and ready for your vision. Featuring over 1,100 sq ft of living space on a large lot, it’s the perfect project for a fix-and-flip, rental investment, or future coastal getaway. The home needs some repairs and updates but offers solid bones, a great layout, and an excellent location near fishing, marinas, and restaurants. With strong rental demand and continued growth across the Coastal Bend, this property has serious upside potential. Whether you’re an experienced investor or just getting started, opportunities like this are hard to find—bring your tools, creativity, and offers today!

25. 2007-09-20
    soldstatus $80,000

ⓘ 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: $3,351 · $279/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$1,223/yr (+$102/mo · 36.5%)

ⓘ 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 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: $26,718
• − Mortgage interest: −$14,004
• − Property taxes: −$3,351
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − Depreciation: −$7,273
• Taxable loss: −$3,435
• Est. tax savings @ 24.0%: +$824
• After-tax cash flow: $1,598/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

+237.5% since first listed

8 events — show timeline

• 2026-05-15 Listed $269,999 CBMLS
• 2025-11-17 Sold (Public Records) — Public Records
• 2025-11-17 Sold (MLS) — CBMLS
• 2025-11-07 Pending — CBMLS
• 2025-10-31 Listed $127,900 CBMLS
• 2025-10-30 Delisted — CBMLS
• 2025-10-23 Listed $127,900 CBMLS
• 2007-09-20 Sold (Public Records) $80,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $3,351 · -3.9% YoY. Source: county tax records.