215 S 11th St · Aransas Pass, TX 78336

$215,000

4 bd · 2.0 ba · 1,500 sqft · Townhouse public records · 18 Days on market

Built 1960 7,000 sqft lot

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• 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

Discover the potential of this versatile multi-unit property in the heart of the Coastal Bend—offering flexibility for investment income, multi-generational living, or owner-occupancy with additional rental opportunities. Conveniently located near local amenities, shopping, dining, and some of the best fishing and boating destinations along the Texas coast, this property provides both functionality and lifestyle appeal. The downstairs unit features 2 spacious bedrooms, 2 full bathrooms, and the added convenience of a dedicated utility room complete with washer and dryer hookups—ideal for everyday comfort and long-term living. Upstairs, the second unit offers 2 bedrooms and 2 full bathrooms with a bright, private layout perfect for tenants and guests. Whether you're looking to expand your investment portfolio, generate rental income, or create a flexible coastal living arrangement, this multi-unit property offers endless possibilities in a growing coastal community. A rare opportunity to own a property designed for versatility and value near the water recreation, fishing, and laid-back coastal lifestyle that make Aransas Pass so desirable.

Key facts

• Water recreation
• Private layout
• Fishing

Tags

• DEDICATED UTILITY ROOM
• WASHER AND DRYER HOOKUPS
• PRIVATE LAYOUT
• COASTAL LIVING ARRANGEMENT
• WATER RECREATION
• FISHING

Property features AI

Finance

• Other: Multifamily property with 2 total units (2 buildings: 1)
• Financial info: Annual tax amount listed

Exterior

• Parking: Asphalt front-entry parking
• Utilities: Public water; Public sewer; Utilities available
• Home design: Two-story building; Single building containing 2 units
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on a 0.16-acre (approx. 7,000 sq ft) lot
• Exterior features: Interior lot

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Two 2-bed units (each unit has 2 bedrooms)
• Flooring: Tile
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Tile flooring
• Laundry & utility: Washer hookup; Dryer hookup; Multiple water heaters

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 $1k of loan paydown is wiped out by about $6k 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 $60k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 31y 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.
• Current owner paid $34k; list at $215k implies a 541% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $211,775 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.93%
• DSCR: 1.62
• GRM: 6.3

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $9,740
• Equity at exit: $32,057

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $66,089
• Equity at exit: $18,589

Cash invested: $60,200 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,829 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$319 /mo · $3,825/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $699

Break-even live

Break-even rent $1,944

Max offer price $215,000

Occupancy floor 70%

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: $53,750
• Closing costs: $6,450
• 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	44d	1	0.88mi
2255 McMullen Ln Aransas Pass, TX	2.0–4.0	2.5	1581	$1,639	$1.04	13d	9	0.91mi

Listing history 14 events

1. 2026-06-19
   days on market $215,000 Active 18 DOM
2. 2026-06-18
   days on market $215,000 Active 17 DOM
3. 2026-06-17
   days on market $215,000 Active 16 DOM
4. 2026-06-16
   days on market $215,000 Active 15 DOM
5. 2026-06-15
   days on market $215,000 Active 14 DOM
6. 2026-06-14
   days on market $215,000 Active 12 DOM
7. 2026-06-12
   days on market $215,000 Active 11 DOM
8. 2026-06-09
   days on market $215,000 Active 8 DOM
9. 2026-06-08
   days on market $215,000 Active 7 DOM
10. 2026-06-07
    days on market $215,000 Active 6 DOM
11. 2026-06-07
    days on market $215,000 Active 5 DOM
12. 2026-06-04
    days on market $215,000 Active 2 DOM
13. 2026-06-01
    remarks 687-char remark

    Show marketing remark (1168 chars)

    Discover the potential of this versatile multi-unit property in the heart of the Coastal Bend—offering flexibility for investment income, multi-generational living, or owner-occupancy with additional rental opportunities. Conveniently located near local amenities, shopping, dining, and some of the best fishing and boating destinations along the Texas coast, this property provides both functionality and lifestyle appeal. The downstairs unit features 2 spacious bedrooms, 2 full bathrooms, and the added convenience of a dedicated utility room complete with washer and dryer hookups—ideal for everyday comfort and long-term living. Upstairs, the second unit offers 2 bedrooms and 2 full bathrooms with a bright, private layout perfect for tenants and guests. Whether you're looking to expand your investment portfolio, generate rental income, or create a flexible coastal living arrangement, this multi-unit property offers endless possibilities in a growing coastal community. A rare opportunity to own a property designed for versatility and value near the water recreation, fishing, and laid-back coastal lifestyle that make Aransas Pass so desirable.

14. 2026-06-01
    listed $215,000 Active 1 DOM

    Show marketing remark (1168 chars)

    Discover the potential of this versatile multi-unit property in the heart of the Coastal Bend—offering flexibility for investment income, multi-generational living, or owner-occupancy with additional rental opportunities. Conveniently located near local amenities, shopping, dining, and some of the best fishing and boating destinations along the Texas coast, this property provides both functionality and lifestyle appeal. The downstairs unit features 2 spacious bedrooms, 2 full bathrooms, and the added convenience of a dedicated utility room complete with washer and dryer hookups—ideal for everyday comfort and long-term living. Upstairs, the second unit offers 2 bedrooms and 2 full bathrooms with a bright, private layout perfect for tenants and guests. Whether you're looking to expand your investment portfolio, generate rental income, or create a flexible coastal living arrangement, this multi-unit property offers endless possibilities in a growing coastal community. A rare opportunity to own a property designed for versatility and value near the water recreation, fishing, and laid-back coastal lifestyle that make Aransas Pass so desirable.

ⓘ 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: $3,825 · $319/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$109/yr (+$9/mo · 2.9%)

ⓘ 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 · 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: $33,944
• − Mortgage interest: −$12,043
• − Property taxes: −$3,825
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,715
• − Management: −$2,715
• − Depreciation: −$6,255
• Taxable income: $5,315
• Est. tax owed @ 24.0%: −$1,275
• After-tax cash flow: $7,110/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

+465.8% since first listed

20 events — show timeline

• 2026-06-01 Listed $215,000 RAAR
• 2026-06-01 Listed $215,000 CBMLS
• 2024-12-18 Price Changed $199,000 CBMLS
• 2024-12-13 Price Changed $205,000 CBMLS
• 2024-12-09 Listed $235,000 CBMLS
• 2024-09-10 Listed $238,000 RAAR
• 2024-09-10 Listed $238,000 CBMLS
• 2024-02-26 Sold (Public Records) — Public Records
• 2016-09-12 Sold (Public Records) — Public Records
• 2016-09-09 Sold (MLS) — RAAR
• 2016-08-04 Delisted — CBMLS
• 2016-05-09 Price Changed $80,000 CBMLS
• 2016-02-15 Listed $80,000 RAAR
• 2016-02-11 Listed $90,000 CBMLS
• 2009-07-08 Sold (Public Records) — Public Records
• 2008-09-23 Listed $79,900 CBMLS
• 2001-05-07 Sold (Public Records) — Public Records
• 1998-03-16 Sold (Public Records) $33,528 Public Records
• 1995-12-29 Listed $38,000 CBMLS
• 1992-11-06 Sold (Public Records) — Public Records

Property tax history

+15.8%/yr

Latest (2025): $3,825 · +14.7% YoY. Source: county tax records.