110 Abalone Cir #110 · Port Isabel, TX 78578

$195,000

2 bd · 1.0 ba · 777 sqft · SingleFamily · 297 Days on market

Built 1996 2,800 sqft lot Est $289k · 33% under ↓ 11% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

2/1 Open and airy, with a layout that maximizes natural light . The decor includes light, and neutral colors . The kitchen is updated with modern appliances, open to the living and dining areas to keep the space connected and inviting. Two cozy bedrooms, which might be simply furnished but comfortable . One full bath with combination of shower and tub. Overall, a 2/1 home by the beach is likely designed for relaxed, coastal living, offering a charming retreat with easy access to the ocean and a comfortable, laid-back interior. Great amenities include 2 pools, golf course, tennis, pool hall, craft room. Gated community. 5 minutes from the beach . Step outside and watch Space X Launches. Owne

Key facts

• Gated community
• Tennis
• Modern appliances

Tags

• UPDATED KITCHEN
• MODERN APPLIANCES
• GATED COMMUNITY
• 2 POOLS
• GOLF COURSE
• TENNIS

Property features AI

Finance

• Other: Subdivision: OUTDOOR RESORTS/SO PADRE; Directions: From HWY 100, head south on Garcia. Subdivision is at the end of Garcia.
• HOA & community: Homeowners association with monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Garden/Patio home; One story
• Construction: Vinyl siding; Composition roof
• Exterior features: Deck

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Washer and dryer included; Tile flooring; Crawl space
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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, crime F, commute 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.
• Zoned schools: Derry El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 446 students, 90% FRL); Port Isabel J H (math 10% / reading 29%, grade F, #1,445 of 1,662 statewide, top 88%, 425 students, 84% FRL); Port Isabel H S (math 17% / reading 42%, grade F, #1,112 of 1,632 statewide, top 70%, 606 students, 82% FRL) — zoned schools average 85% FRL vs 35% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 254 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1k of loan paydown is wiped out by about $6k 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 297 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $23k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.18%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $289,044
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
587 Star Fish Dr	0.32mi	2/1.0	832 (+7%)	3mo	$259,900	$312	71
223 Conch Dr	0.21mi	2/1.5	840 (+8%)	17mo	$245,000	$292	60
742 E Clam Cir	0.53mi	2/2.0	768 (-1%)	11mo	$260,000	$339	60
590 Star Fish Dr	0.31mi	2/2.0	864 (+11%)	4mo	$179,000	$207	59
109 Abalone Cir	0.01mi	2/1.5	871 (+12%)	24mo	$259,000	$297	58
675 E Clam Cir	0.49mi	2/2.0	865 (+11%)	3mo	$350,000	$405	52
502 W Clam Cir	0.52mi	2/2.5	839 (+8%)	6mo	$380,000	$453	51
685 E Clam Cir	0.52mi	2/2.0	850 (+9%)	8mo	$415,000	$488	49
702 E Clam Cir	0.54mi	2/1.5	843 (+8%)	11mo	$314,000	$372	49
311 Sun Dial Cir	0.36mi	2/2.0	887 (+14%)	11mo	$360,000	$406	47
499 W Clam Cir	0.52mi	2/2.0	864 (+11%)	22mo	$345,000	$399	34

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-11,571
• Equity at exit: $29,075

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $16,550
• Equity at exit: $16,860

Cash invested: $54,600 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,638 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $310

Break-even live

Break-even rent $2,246

Max offer price $195,000

Occupancy floor 83%

Sensitivity live

Price	-10% $444	-5% $377	+0% $310	+5% $242	+10% $175
Rent	-10% $101	-5% $206	+0% $310	+5% $414	+10% $518
Rate	-1.0pp $408	-0.5pp $359	base $310	+0.5pp $259	+1.0pp $208

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Abalone Cir Port Isabel, TX	2.0	2.0	800	$2,850	$3.56	22d	1	0.08mi
121 E Madison St Port Isabel, TX	2.0	1.0	1000	$1,900	$1.90	44d	1	0.40mi
515 W Clam Cir Unit 1515048P Port Isabel, TX	2.0	1.5	796	$2,916	$3.66	22d	1	0.51mi
793 E Oyster Dr Unit 1515047P Port Isabel, TX	1.0	1.0	775	$3,113	$4.02	14d	1	0.61mi
829 N Yturria St Unit 2 Port Isabel, TX	2.0	1.0	900	$2,200	$2.44	22d	1	1.09mi
1009 Trout Ave Port Isabel, TX	2.0	2.0	1104	$2,000	$1.81	22d	1	1.11mi
1009 Bass Ave Unit 3 Port Isabel, TX	2.0	1.0	946	$2,000	$2.11	44d	1	1.11mi
401 Island Ave Unit 73B Port Isabel, TX	2.0	1.0	872	$1,600	$1.83	44d	1	1.24mi
1506 Texas 100 Port Isabel, TX	2.0	2.0	840	$2,700	$3.21	44d	1	1.38mi

Listing history 21 events

1. 2026-06-18
   days on market $195,000 Active 297 DOM
2. 2026-06-17
   days on market $195,000 Active 296 DOM
3. 2026-06-16
   days on market $195,000 Active 295 DOM
4. 2026-06-15
   days on market $195,000 Active 294 DOM
5. 2026-06-14
   days on market $195,000 Active 292 DOM
6. 2026-06-13
   days on market $195,000 Active 291 DOM
7. 2026-06-10
   days on market $195,000 Active 289 DOM
8. 2026-06-09
   days on market $195,000 Active 288 DOM
9. 2026-06-09
   days on market $195,000 Active 287 DOM
10. 2026-06-07
    days on market $195,000 Active 286 DOM
11. 2026-06-03
    days on market $195,000 Active 282 DOM
12. 2026-06-02
    days on market $195,000 Active 281 DOM
13. 2026-06-01
    days on market $195,000 Active 280 DOM
14. 2026-05-31
    days on market $195,000 Active 279 DOM
15. 2026-05-30
    days on market $195,000 Active 278 DOM
16. 2026-05-21
    status Active
17. 2026-04-29
    status Pending
18. 2026-01-30
    price $195,000
19. 2026-01-30
    status Active
20. 2026-01-01
    historical
21. 2025-06-26
    listed $218,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 24 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: $31,653
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$6,094
• − Repairs & maintenance: −$2,532
• − Management: −$2,532
• − Depreciation: −$5,673
• Taxable income: $975
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $3,483/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

• 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

-10.6% since first listed

6 events — show timeline

• 2026-05-21 Relisted — RGVMLS
• 2026-04-29 Pending — RGVMLS
• 2026-01-30 Price Changed $195,000 RGVMLS
• 2026-01-30 Relisted — RGVMLS
• 2026-01-01 Delisted — RGVMLS
• 2025-06-26 Listed $218,000 RGVMLS