351 Rife St N · Aransas Pass, TX 78336

$205,000

4 bd · 1.0 ba · 1,210 sqft · SingleFamily public records · 232 Days on market

Built 1966 7,000 sqft lot $169/sqft · at area comps Est $198k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.9/15.0
• 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

!!!7,500 CONCESSION TOWARDS CLOSING!!! !!SELLER FINANCING/TRADITIONAL FINANCING !!! Welcome to 351 N Rife in Aransas Pass! This cozy 4-bedroom, 1-bath home offers 1,210 sq. ft. of updated living space with a warm, inviting feel. The beautifully updated kitchen features gorgeous new quartz countertops, complemented by matching finishes in the bathroom. One of the bedrooms is a garage conversion, offering a flexible space perfect for guests, a home office, or a playroom. The large backyard is ideal for gatherings, pets, or creating your own outdoor retreat. Conveniently located near schools, shopping, and local dining. Owner is open to seller financing and rent-to-own options, making this a great opportunity for buyers looking for flexibility and comfort in a great coastal location!

Key facts

• Quartz countertops
• Coastal location
• Garage conversion

Tags

• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• GARAGE CONVERSION
• LARGE BACKYARD
• COASTAL LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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; 1 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 $57k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.00% ✓
• Cap rate: 17.15%
• Cash-on-cash: 38.79%
• DSCR: 2.73
• GRM: 4.2

CMA / ARV

• ARV (median comp): $198,028
• List price: $205,000
• Delta: 3.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 N Houston St	0.21mi	3/2.0 (-1)	1,208 (-0%)	12mo	$199,900	$165	71
338 Railroad	0.34mi	3/2.0 (-1)	1,200 (-1%)	16mo	$274,777	$229	60
220 S Houston St	0.40mi	3/1.0 (-1)	1,263 (+4%)	12mo	$265,000	$210	59
259 S Rife St	0.43mi	3/2.0 (-1)	1,274 (+5%)	21mo	$239,000	$188	44
329 N 10th St	0.62mi	3/2.0 (-1)	1,354 (+12%)	4mo	$255,000	$188	38
222 N 9th St	0.60mi	4/2.0	1,370 (+13%)	10mo	$236,000	$172	37
257 N 9th St	0.56mi	3/2.0 (-1)	1,377 (+14%)	8mo	$174,500	$127	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: 35.0%
• Equity multiple: 2.48×
• Total profit: $84,990
• Equity at exit: $30,566

10-year hold

• IRR: 41.8%
• Equity multiple: 4.94×
• Total profit: $226,344
• Equity at exit: $17,725

Cash invested: $57,400 (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: 4.2×

Monthly cashflow live

• Estimated rent: $4,105 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$227 /mo · $2,726/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$862
• Net cashflow: $1,855

Break-even live

Break-even rent $1,757

Max offer price $205,000

Occupancy floor 50%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	43d	1	1.29mi

Listing history 23 events

1. 2026-06-19
   days on market $205,000 Active 232 DOM
2. 2026-06-18
   days on market $205,000 Active 231 DOM
3. 2026-06-17
   days on market $205,000 Active 230 DOM
4. 2026-06-16
   days on market $205,000 Active 229 DOM
5. 2026-06-15
   days on market $205,000 Active 228 DOM
6. 2026-06-14
   days on market $205,000 Active 226 DOM
7. 2026-06-12
   days on market $205,000 Active 225 DOM
8. 2026-06-09
   days on market $205,000 Active 222 DOM
9. 2026-06-08
   days on market $205,000 Active 221 DOM
10. 2026-06-07
    days on market $205,000 Active 220 DOM
11. 2026-06-07
    days on market $205,000 Active 219 DOM
12. 2026-06-04
    days on market $205,000 Active 216 DOM
13. 2026-06-02
    days on market $205,000 Active 215 DOM
14. 2026-06-01
    price $205,000 Active 214 DOM
15. 2026-06-01
    days on market $220,000 Active 214 DOM
16. 2026-05-31
    days on market $220,000 Active 213 DOM
17. 2026-05-31
    days on market $220,000 Active 212 DOM
18. 2025-12-01
    price $220,000 797-char remark

    Show marketing remark (797 chars)

    !!!7,500 CONCESSION TOWARDS CLOSING!!! !!SELLER FINANCING/TRADITIONAL FINANCING !!! Welcome to 351 N Rife in Aransas Pass! This cozy 4-bedroom, 1-bath home offers 1,210 sq. ft. of updated living space with a warm, inviting feel. The beautifully updated kitchen features gorgeous new quartz countertops, complemented by matching finishes in the bathroom. One of the bedrooms is a garage conversion, offering a flexible space perfect for guests, a home office, or a playroom. The large backyard is ideal for gatherings, pets, or creating your own outdoor retreat. Conveniently located near schools, shopping, and local dining. Owner is open to seller financing and rent-to-own options, making this a great opportunity for buyers looking for flexibility and comfort in a great coastal location!

19. 2025-10-30
    listed $230,000 Active 797-char remark

    Show marketing remark (797 chars)

    !!!7,500 CONCESSION TOWARDS CLOSING!!! !!SELLER FINANCING/TRADITIONAL FINANCING !!! Welcome to 351 N Rife in Aransas Pass! This cozy 4-bedroom, 1-bath home offers 1,210 sq. ft. of updated living space with a warm, inviting feel. The beautifully updated kitchen features gorgeous new quartz countertops, complemented by matching finishes in the bathroom. One of the bedrooms is a garage conversion, offering a flexible space perfect for guests, a home office, or a playroom. The large backyard is ideal for gatherings, pets, or creating your own outdoor retreat. Conveniently located near schools, shopping, and local dining. Owner is open to seller financing and rent-to-own options, making this a great opportunity for buyers looking for flexibility and comfort in a great coastal location!

20. 2025-08-19
    soldstatus
21. 2025-08-19
    soldstatus
22. 2017-07-12
    soldstatus
23. 2014-12-19
    listed $32,900

ⓘ 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: $2,726 · $227/mo
• Projected year-2 tax: $3,752 · $313/mo
• Expected delta: +$1,025/yr (+$85/mo · 37.6%)

ⓘ 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) · 44% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 30 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: $49,260
• − Mortgage interest: −$11,483
• − Property taxes: −$2,726
• − Insurance: −$1,025
• − Repairs & maintenance: −$3,941
• − Management: −$3,941
• − Depreciation: −$5,964
• Taxable income: $20,180
• Est. tax owed @ 24.0%: −$4,843
• After-tax cash flow: $17,420/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

+568.7% since first listed

6 events — show timeline

• 2025-12-01 Price Changed $220,000 CBMLS
• 2025-10-30 Listed $230,000 CBMLS
• 2025-08-19 Sold (Public Records) — Public Records
• 2025-08-19 Sold (Public Records) — Public Records
• 2017-07-12 Sold (Public Records) — Public Records
• 2014-12-19 Listed $32,900 CBMLS

Property tax history

+4.4%/yr

Latest (2025): $2,726 · +1.4% YoY. Source: county tax records.