2025 S 11th St, Mustang Isle #2 · Port Aransas, TX 78373

$215,000

2 bd · 1.0 ba · 754 sqft · Condo · 135 Days on market

Built 1972 Good condition $285/sqft · 38% below area Est $348k · 38% under $202/mo HOA · 9% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• Schools +6.3/10.0
• 1% rule +5.2/10.0
• DSCR +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and affordable 2-bedroom, 1-bath condo just minutes from the beach in the heart of Port Aransas! This fully furnished, ground-floor unit offers easy access and is perfect for a vacation getaway, investment property, or full-time coastal living. Located on 11th Street in a golf cart-friendly zone, you’ll love the convenience of being centrally located near shops, dining, and beach access. Enjoy low HOA dues of just $202/month while taking advantage of community amenities including a fish cleaning cabana, picnic area, and designated boat parking—ideal for coastal enthusiasts. This property allows both short-term and long-term rentals, making it a flexible and income-producing opportunity. Don’t miss your chance to own a slice of island life at an unbeatable value!

Key facts

• Picnic area
• Fish cleaning cabana
• Ground-floor unit

Tags

• GROUND-FLOOR UNIT
• GOLF CART-FRIENDLY ZONE
• FISH CLEANING CABANA
• PICNIC AREA
• DESIGNATED BOAT PARKING

🏷️ Possibly a rental listed for sale. The $215,000 price doesn't fit this home's estimated sale value (~$347,511) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $50 ($602/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 1.1% in Port Aransas — 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 67/100 on livability (#525 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A; Watch: commute C-, crime F, amenities F.
• Port Aransas ISD (rural): math 57% / reading 63% proficiency, ranked #68 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Olsen El (math 47% / reading 57%, grade C-, #742 of 4,322 statewide, top 19%, 227 students, 35% FRL); Brundrett Middle (math 57% / reading 67%, grade B+, #134 of 1,662 statewide, top 8%, 115 students, 31% FRL); Port Aransas H S (math 74% / reading 74%, grade B+, #82 of 1,632 statewide, top 6%, 204 students, 19% FRL).
• Market conditions: 1107 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,397 units permitted in Nueces County in 2024 (47 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.
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 8.1

CMA / ARV

• ARV (median comp): $347,511
• List price: $215,000
• Delta: -38.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1419 S Eleventh #203	0.50mi	1/1.0 (-1)	814 (+8%)	0mo	$199,000	$244	58
800 Sandcastle Dr #209	0.31mi	1/1.0 (-1)	846 (+12%)	4mo	$325,000	$384	58
810 Banyan Beach Dr #157	0.39mi	1/1.0 (-1)	663 (-12%)	1mo	$159,000	$240	55
700 Island Retreat #165	0.24mi	2/1.0	878 (+16%)	10mo	$370,000	$421	55
810 Banyan Beach Dr #159	0.39mi	1/1.0 (-1)	663 (-12%)	7mo	$149,000	$225	51
810 Banyan Beach Dr #160	0.39mi	1/1.0 (-1)	663 (-12%)	11mo	$224,000	$338	48
607 S Gulf St	1.10mi	2/1.0	822 (+9%)	8mo	$385,000	$468	44
1624 S Eleventh St #8	0.30mi	3/2.5 (+1)	865 (+15%)	10mo	$610,000	$705	42
609 W Avenue A	1.42mi	1/2.0 (-1)	816 (+8%)	6mo	$365,000	$447	37
230 Cut Off #233	1.42mi	1/1.0 (-1)	682 (-10%)	10mo	$244,850	$359	36
1030 Tenth St S	0.68mi	2/2.0	858 (+14%)	10mo	$519,900	$606	33
622 Beach Access Road 1a #230	1.00mi	1/1.0 (-1)	588 (-22%)	6mo	$200,000	$340	30

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-31,486
• Equity at exit: $32,057

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-22,662
• 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 →

Active competition Active MLS

• For sale now: 3 active
• Median asking: $325,000 ($384/sqft)
• Median days on market: 351 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +20.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78373

• Active inventory: 1107
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$202
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $50

Break-even live

Break-even rent $2,136

Max offer price $215,000

Occupancy floor 93%

Sensitivity live

Price	-10% $199	-5% $124	+0% $50	+5% $-24	+10% $-98
Rent	-10% $-124	-5% $-37	+0% $50	+5% $137	+10% $224
Rate	-1.0pp $158	-0.5pp $105	base $50	+0.5pp $-6	+1.0pp $-62

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 Sea Isle Dr Unit A Port Aransas, TX	2.0	1.0	1040	$2,200	$2.12	62d	1	0.21mi

HOA detail $202/mo · $2,424/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $215,000 Active 135 DOM
2. 2026-08-07
   days on market $215,000 Active 134 DOM
3. 2026-08-06
   days on market $215,000 Active 133 DOM
4. 2026-08-05
   days on market $215,000 Active 132 DOM
5. 2026-08-04
   days on market $215,000 Active 131 DOM
6. 2026-08-03
   days on market $215,000 Active 130 DOM
7. 2026-07-31
   days on market $215,000 Active 127 DOM
8. 2026-07-29
   days on market $215,000 Active 125 DOM
9. 2026-07-27
   days on market $215,000 Active 123 DOM
10. 2026-07-25
    days on market $215,000 Active 121 DOM
11. 2026-07-24
    days on market $215,000 Active 120 DOM
12. 2026-07-23
    days on market $215,000 Active 119 DOM
13. 2026-07-22
    days on market $215,000 Active 118 DOM
14. 2026-07-21
    days on market $215,000 Active 117 DOM
15. 2026-07-18
    days on market $215,000 Active 114 DOM
16. 2026-07-16
    days on market $215,000 Active 112 DOM
17. 2026-07-16
    days on market $215,000 Active 111 DOM
18. 2026-07-14
    days on market $215,000 Active 110 DOM
19. 2026-07-13
    days on market $215,000 Active 109 DOM
20. 2026-07-12
    days on market $215,000 Active 108 DOM
21. 2026-07-11
    days on market $215,000 Active 107 DOM
22. 2026-07-10
    days on market $215,000 Active 106 DOM
23. 2026-07-09
    days on market $215,000 Active 105 DOM
24. 2026-07-08
    days on market $215,000 Active 104 DOM
25. 2026-07-07
    days on market $215,000 Active 103 DOM
26. 2026-07-06
    days on market $215,000 Active 102 DOM
27. 2026-07-05
    pricedays on market $215,000 Active 101 DOM
28. 2026-07-04
    days on market $229,000 Active 100 DOM
29. 2026-07-03
    days on market $229,000 Active 99 DOM
30. 2026-07-02
    days on market $229,000 Active 98 DOM
31. 2026-07-01
    days on market $229,000 Active 97 DOM
32. 2026-06-30
    days on market $229,000 Active 96 DOM
33. 2026-06-29
    days on market $229,000 Active 95 DOM
34. 2026-06-28
    days on market $229,000 Active 94 DOM
35. 2026-06-28
    days on market $229,000 Active 93 DOM
36. 2026-06-27
    days on market $229,000 Active 92 DOM
37. 2026-06-25
    days on market $229,000 Active 90 DOM
38. 2026-06-23
    days on market $229,000 Active 88 DOM
39. 2026-06-21
    days on market $229,000 Active 87 DOM
40. 2026-06-18
    days on market $229,000 Active 84 DOM
41. 2026-06-17
    days on market $229,000 Active 83 DOM
42. 2026-06-16
    days on market $229,000 Active 82 DOM
43. 2026-06-15
    days on market $229,000 Active 81 DOM
44. 2026-06-14
    days on market $229,000 Active 79 DOM
45. 2026-06-13
    days on market $229,000 Active 78 DOM
46. 2026-06-10
    days on market $229,000 Active 76 DOM
47. 2026-06-09
    days on market $229,000 Active 75 DOM
48. 2026-06-08
    days on market $229,000 Active 74 DOM
49. 2026-06-07
    days on market $229,000 Active 73 DOM
50. 2026-06-03
    days on market $229,000 Active 69 DOM

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

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$2,424
• − Depreciation: −$6,255
• Taxable loss: −$2,846
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $1,285/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $3,770–$11,310 screening

This fully furnished, ground-floor condo is in good condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — dated design

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — modernizes the space and increases appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 63/100

Zoned Schools

Elementary Olsen El C- TX #742/4,322 Nat'l #11,263/41,679 Middle Brundrett Middle B+ TX #134/1,662 Nat'l #1,545/14,009 High Port Aransas H S B+ TX #82/1,632 Nat'l #1,629/17,239

Schools (NCES district)

• District: Port Aransas ISD
• NCES district ID: 4835370
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 63% ▼ -2.00%
• Median HH income: $47,528
• Composite: 50.82/100
• National rank: #1803
• State rank: #68 of 826 in TX

C Composite livability gradescore 67/100

Livability — Port Aransas

• Score: 67/100
• State rank: #525
• US rank: #10286

Category grades

Amenities F Commute C- Cost of living D- Crime F Employment A Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Aransas, TX
• County: Nueces · 418,037 people
• Metro: Corpus Christi, TX
• Population (ZIP): 3,314
• Household income: $90,000
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 20% of renters

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Population outlook (Nueces County) Hauer SSP2

• Today (2025): 418,037 people
• By 2030: 447,123 · +7.0%
• By 2040: 505,911 · +21.0%
• By 2050: 567,522 · +35.8%
• By 2075: 729,686 · +74.6%
• By 2100: 847,087 · +102.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Slovak 2% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 3%

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Political lean MEDSL · Nueces

• 2024 margin: R (+11.5) · D 43.8% · R 55.3%
• 2008→2024 swing: -7.1pp toward R · 2008: -4.4pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+2.9 2016: R+1.5 2012: R+3.2 2008: R+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -205.54%
• Current HPI: 268.699
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

1 event — show timeline

• 2026-03-26 Listed $229,000 CBMLS