205 E Jefferson St · Port Isabel, TX 78578

$275,000

4 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 41 Days on market

Built 1933 6,000 sqft lot $178/sqft · 28% below area Est $423k · 35% under ↓ 7% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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 MLS

Charming 3-bedroom, 2-bath home in the heart of Port Isabel, just minutes from South Padre Island. Features a spacious living area and kitchen with granite countertops, custom cabinetry, and stainless steel appliances. The sunroom offers flexible space and can be converted into a 4th bedroom, office, or second living area. Exterior highlights include storm shutters, solar panels, a long gated driveway ideal for multiple vehicles, boats, or trailers, and a detached single-car garage perfect for storage or a workshop. Enjoy a backyard with patio space and a unique pond feature. Conveniently located near shopping, restaurants, and with quick access to SPI and Hwy 48 for commuting to the Port of Brownsville, LNG projects, and SpaceX. Close proximity to SpaceX employee transportation routes. Zoned multifamily residential (buyer to verify). Stove, dishwasher, washer and dryer, and living room TV convey.

Key facts

• Custom cabinetry
• Sunroom
• Storm shutters

Tags

• GRANITE COUNTERTOPS
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES
• SUNROOM
• STORM SHUTTERS
• SOLAR PANELS

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Cable available
• Home design: Single-family residence; 1 story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Composition roof

Interior

• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Electric water heater; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $908 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: Garriga El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 443 students, 96% 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 87% FRL vs 35% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 254 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.33% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.15%
• DSCR: 1.63
• GRM: 6.3

CMA / ARV

• ARV (median comp): $422,907
• List price: $275,000
• Delta: -34.97%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $13,382
• Equity at exit: $41,003

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $86,543
• Equity at exit: $23,777

Cash invested: $77,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,649 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$418 /mo · $5,015/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$766
• Net cashflow: $908

Break-even live

Break-even rent $2,500

Max offer price $275,000

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 Cisneros St Port Isabel, TX	3.0	2.0	1366	$2,000	$1.46	43d	1	0.28mi
711 S Shore Dr Unit B Port Isabel, TX	3.0	2.0	1458	$4,000	$2.74	43d	1	0.39mi
821 Tarpon Ave Port Isabel, TX	3.0	3.0	1560	$2,400	$1.54	21d	1	0.60mi
1113 Pompano Ave Unit 1515052P Port Isabel, TX	3.0	2.0	1991	$7,195	$3.61	13d	1	0.74mi
1209 Pompano Ave Unit 1515049P Port Isabel, TX	3.0	2.0	1506	$5,817	$3.86	21d	1	0.77mi

Listing history 39 events

1. 2026-06-18
   days on market $275,000 Active 41 DOM
2. 2026-06-17
   days on market $275,000 Active 40 DOM
3. 2026-06-16
   days on market $275,000 Active 39 DOM
4. 2026-06-15
   days on market $275,000 Active 38 DOM
5. 2026-06-14
   days on market $275,000 Active 36 DOM
6. 2026-06-13
   days on market $275,000 Active 35 DOM
7. 2026-06-10
   days on market $275,000 Active 33 DOM
8. 2026-06-09
   days on market $275,000 Active 32 DOM
9. 2026-06-09
   days on market $275,000 Active 31 DOM
10. 2026-06-07
    days on market $275,000 Active 30 DOM
11. 2026-06-03
    days on market $275,000 Active 26 DOM
12. 2026-06-02
    days on market $275,000 Active 25 DOM
13. 2026-06-01
    days on market $275,000 Active 24 DOM
14. 2026-05-31
    days on market $275,000 Active 23 DOM
15. 2026-05-30
    days on market $275,000 Active 22 DOM
16. 2026-05-08
    listed $275,000 Active 910-char remark
17. 2026-04-18
    listed $275,000 Active
18. 2024-08-02
    soldstatus Closed
19. 2024-08-02
    soldstatus
20. 2024-08-02
    soldstatus
21. 2024-06-06
    status Pending
22. 2024-04-18
    listed $277,500 Active
23. 2024-02-05
    price $270,000
24. 2024-01-18
    price $275,000
25. 2024-01-07
    status Active
26. 2023-12-12
    status Active
27. 2023-12-12
    price $280,000
28. 2023-10-26
    price $285,000
29. 2023-10-06
    price $295,000
30. 2023-09-02
    status Active
31. 2023-08-29
    price $299,000
32. 2023-06-29
    price $310,000
33. 2023-06-19
    price $293,000
34. 2023-04-24
    listed $295,000 Active
35. 2017-11-21
    soldstatus
36. 2012-08-09
    soldstatus
37. 2012-08-09
    soldstatus
38. 2005-06-07
    soldstatus
39. 2005-06-07
    soldstatus

ⓘ 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: $5,015 · $418/mo
• Projected year-2 tax: $5,032 · $419/mo
• Expected delta: +$18/yr (+$1/mo · 0.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $43,789
• − Mortgage interest: −$15,404
• − Property taxes: −$5,015
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,503
• − Management: −$3,503
• − Depreciation: −$8,000
• Taxable income: $6,989
• Est. tax owed @ 24.0%: −$1,677
• After-tax cash flow: $9,221/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

• Census place: Port Isabel, TX
• 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

-6.8% since first listed

25 events — show timeline

• 2026-05-27 Listed $275,000 SPIBOR
• 2026-05-08 Listed $275,000 RGVMLS
• 2026-04-18 Listed $275,000 SPIBOR
• 2024-08-02 Sold (Public Records) — Public Records
• 2024-08-02 Sold (Public Records) — Public Records
• 2024-08-02 Sold (MLS) — SPIBOR
• 2024-06-06 Pending — SPIBOR
• 2024-04-18 Listed $277,500 SPIBOR
• 2024-02-05 Price Changed $270,000 SPIBOR
• 2024-01-18 Price Changed $275,000 SPIBOR
• 2024-01-07 Relisted — SPIBOR
• 2023-12-12 Relisted — SPIBOR
• 2023-12-12 Price Changed $280,000 SPIBOR
• 2023-10-26 Price Changed $285,000 SPIBOR
• 2023-10-06 Price Changed $295,000 SPIBOR
• 2023-09-02 Relisted — SPIBOR
• 2023-08-29 Price Changed $299,000 SPIBOR
• 2023-06-29 Price Changed $310,000 SPIBOR
• 2023-06-19 Price Changed $293,000 SPIBOR
• 2023-04-24 Listed $295,000 SPIBOR
• 2017-11-21 Sold (Public Records) — Public Records
• 2012-08-09 Sold (Public Records) — Public Records
• 2012-08-09 Sold (MLS) — SPIBOR
• 2005-06-07 Sold (Public Records) — Public Records
• 2005-06-07 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $5,015 · +74.5% YoY. Source: county tax records.