169 Stone St · Aransas Pass, TX 78336

$149,900

2 bd · 2.0 ba · 914 sqft · Manufactured public records · 219 Days on market

Built 1982 4,000 sqft lot Est $164k · 8% 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 +26.7/30.0
• ARV discount +11.3/15.0
• DSCR +9.2/10.0
• 1% rule +6.4/10.0
• 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

Looking for a great fully furnished fishing camp! 2 Bedroom and 2 Bath Mobile Home with huge covered parking area. Open Kitchen with Dining and large living room. Gas Stove and vinyl plank through out. In house laundry. This one has been well taken care of and low maintenance. Close to Conn Brown Harbor and short drive to shopping and Restaurants.

Key facts

• Covered parking area
• In house laundry
• Open kitchen

Tags

• COVERED PARKING AREA
• OPEN KITCHEN
• IN HOUSE LAUNDRY
• CLOSE TO CONN BROWN HARBOR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 204 units permitted in Aransas 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 $4k of value loss. Plan a longer hold.
• Aransas County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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

• Climate carrying-cost: moderate 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.14% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $163,606
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1042 W Young	0.48mi	2/2.0	1,024 (+12%)	22mo	$183,000	$179	39

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: 0.9%
• Equity multiple: 1.04×
• Total profit: $1,504
• Equity at exit: $22,351

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $34,442
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,710 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $405

Break-even live

Break-even rent $1,196

Max offer price $149,900

Occupancy floor 71%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 N Commercial St Aransas Pass, TX	2.0	1.0	900	$1,850	$2.06	21d	1	0.68mi
119 S Rife St Unit B Aransas Pass, TX	1.0	1.0	850	$1,450	$1.71	13d	1	1.19mi

Listing history 11 events

1. 2026-04-15
   status Active 349-char remark

   Show marketing remark (349 chars)

   Looking for a great fully furnished fishing camp! 2 Bedroom and 2 Bath Mobile Home with huge covered parking area. Open Kitchen with Dining and large living room. Gas Stove and vinyl plank through out. In house laundry. This one has been well taken care of and low maintenance. Close to Conn Brown Harbor and short drive to shopping and Restaurants.

2. 2026-01-29
   historical 349-char remark

   Show marketing remark (349 chars)

   Looking for a great fully furnished fishing camp! 2 Bedroom and 2 Bath Mobile Home with huge covered parking area. Open Kitchen with Dining and large living room. Gas Stove and vinyl plank through out. In house laundry. This one has been well taken care of and low maintenance. Close to Conn Brown Harbor and short drive to shopping and Restaurants.

3. 2025-07-30
   listed $149,900 Active 349-char remark

   Show marketing remark (349 chars)

   Looking for a great fully furnished fishing camp! 2 Bedroom and 2 Bath Mobile Home with huge covered parking area. Open Kitchen with Dining and large living room. Gas Stove and vinyl plank through out. In house laundry. This one has been well taken care of and low maintenance. Close to Conn Brown Harbor and short drive to shopping and Restaurants.

4. 2017-10-06
   soldstatus
5. 2017-10-05
   historical 329-char remark

   Show marketing remark (329 chars)

   Cozy and homey describe this fully furnished manufactured home in peaceful Mobil Village in Aransas Pass Texas. There is covered parking, storage shed, all appliances, including washer and dryer and a ramp. All it needs is a buyer to move in and start enjoying. Minutes away from all things coastal, fishing, boating and birding.

6. 2017-09-29
   soldstatus Closed 329-char remark

   Show marketing remark (329 chars)

   Cozy and homey describe this fully furnished manufactured home in peaceful Mobil Village in Aransas Pass Texas. There is covered parking, storage shed, all appliances, including washer and dryer and a ramp. All it needs is a buyer to move in and start enjoying. Minutes away from all things coastal, fishing, boating and birding.

7. 2017-09-29
   soldstatus

   Show marketing remark (329 chars)

   Cozy and homey describe this fully furnished manufactured home in peaceful Mobil Village in Aransas Pass Texas. There is covered parking, storage shed, all appliances, including washer and dryer and a ramp. All it needs is a buyer to move in and start enjoying. Minutes away from all things coastal, fishing, boating and birding.

8. 2017-08-02
   status Pending 329-char remark

   Show marketing remark (329 chars)

   Cozy and homey describe this fully furnished manufactured home in peaceful Mobil Village in Aransas Pass Texas. There is covered parking, storage shed, all appliances, including washer and dryer and a ramp. All it needs is a buyer to move in and start enjoying. Minutes away from all things coastal, fishing, boating and birding.

9. 2017-06-06
   price $49,000 329-char remark

   Show marketing remark (329 chars)

   Cozy and homey describe this fully furnished manufactured home in peaceful Mobil Village in Aransas Pass Texas. There is covered parking, storage shed, all appliances, including washer and dryer and a ramp. All it needs is a buyer to move in and start enjoying. Minutes away from all things coastal, fishing, boating and birding.

10. 2017-04-21
    listed $49,000
11. 2017-04-05
    listed $55,000 Active 329-char remark

    Show marketing remark (329 chars)

    Cozy and homey describe this fully furnished manufactured home in peaceful Mobil Village in Aransas Pass Texas. There is covered parking, storage shed, all appliances, including washer and dryer and a ramp. All it needs is a buyer to move in and start enjoying. Minutes away from all things coastal, fishing, boating and birding.

ⓘ 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: $1,159 · $97/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$1,584/yr (+$132/mo · 136.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 49% 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: $20,516
• − Mortgage interest: −$8,397
• − Property taxes: −$1,159
• − Insurance: −$750
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$4,361
• Taxable income: $2,567
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $4,250/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 (Aransas County) Hauer SSP2

• Today (2025): 29,563 people
• By 2030: 31,713 · +7.3%
• By 2040: 35,989 · +21.7%
• By 2050: 40,281 · +36.3%
• By 2075: 51,252 · +73.4%
• By 2100: 57,757 · +95.4%

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 · Aransas

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.5%
• 2008→2024 swing: -18.0pp toward R · 2008: -37.7pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+51.4 2016: R+50.4 2012: R+42.8 2008: R+37.7

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

+172.5% since first listed

11 events — show timeline

• 2026-04-15 Relisted — RAAR
• 2026-01-29 Delisted — RAAR
• 2025-07-30 Listed $149,900 RAAR
• 2017-10-06 Sold (Public Records) — Public Records
• 2017-10-05 Delisted — CBMLS
• 2017-09-29 Sold (MLS) — RAAR
• 2017-09-29 Sold (MLS) — CBMLS
• 2017-08-02 Pending — CBMLS
• 2017-06-06 Price Changed $49,000 CBMLS
• 2017-04-21 Listed $49,000 RAAR
• 2017-04-05 Listed $55,000 CBMLS

Property tax history

+4.4%/yr

Latest (2025): $1,159 · -0.7% YoY. Source: county tax records.