434 Oleander St #8 · Port Aransas, TX 78373

$460,000

2 bd · 2.5 ba · 1,306 sqft · Condo public records · 60 Days on market

Built 2024 $352/sqft · 28% below area Est $592k · 22% under $300/mo HOA · 9% of rent ↓ 21% since listing

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Why this score? — see what drove the D- 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 +6.1/30.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to The Palms at Old Town, a charming boutique detached condominium community in the vibrant heart of Old Town Port Aransas. This stunning, new construction is just steps from the marina, restaurants, shopping, and nightlife, offering the perfect blend of comfort and convenience. Plus, short-term rentals are welcome, making it an ideal investment or vacation retreat! Unit #8 is a spacious 2-story, 2-bedroom, 2.5-bathroom home with an additional bunk nook for extra sleeping space. The first floor features a guest bedroom with an en suite bath, walk-in closet, and a convenient laundry room. Upstairs, you'll find an open-concept living area with vaulted ceilings, a stylish kitchen island, and high-end finishes including solid-surface countertops, stainless steel appliances, and luxury vinyl plank flooring throughout. Additional highlights include impact-resistant doors and windows, a full suite of appliances (fridge, dishwasher, range, microwave, and washer/dryer), and energy-efficient spray foam insulation. Enjoy the community pool, ample parking, and a low HOA fee of just $300/month, which covers water, cable, internet, and maintenance of the grounds and common areas. Whether you're looking for a getaway or an investment property, this home offers the ultimate in Port Aransas living. Don't miss out – schedule a tour today!

Key facts

• Walk-in closet
• High-end finishes
• $300 HOA

Tags

• BOUTIQUE DETACHED CONDOMINIUM
• STEPS FROM THE MARINA
• WALK-IN CLOSET
• OPEN-CONCEPT LIVING AREA
• STYLISH KITCHEN ISLAND
• HIGH-END FINISHES

🏷️ Possibly a rental listed for sale. The $460,000 price doesn't fit this home's estimated sale value (~$591,504) 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/2.5-bath condo listed at $460k.

Deal economics

• At list price, monthly cash flow is $-867 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (33.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $344k (25.2% below list).
• Recommended offer: $307k (33.3% below list) — sets the bar for cash-flow.
• Cap rate 4.0% 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, schools 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.
• Market conditions: 1012 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $14k 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 60 days — a 3% lower offer ($446k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $306,897 (33.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.07%
• DSCR: 0.64
• GRM: 11.1

CMA / ARV

• ARV (median comp): $591,504
• List price: $460,000
• Delta: -22.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -30.4%
• Equity multiple: -0.00×
• Total profit: $-129,439
• Equity at exit: $68,587

10-year hold

• IRR: -31.9%
• Equity multiple: -0.42×
• Total profit: $-182,569
• Equity at exit: $39,772

Cash invested: $128,800 (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 78373

• Active inventory: 1012
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,439 medium
• Mortgage (P&I): −$2,412
• Tax from tax record: −$680 /mo · $8,159/yr
• Insurance: −$192
• HOA: −$300
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $-867

Break-even live

Break-even rent $4,536

Max offer price $306,897

Occupancy floor —

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: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 W Cotter Ave Port Aransas, TX	2.0	2.0	1230	$4,000	$3.25	43d	1	0.08mi
519 West Avenue C Unit B Port Aransas, TX	3.0	3.0	1427	$3,500	$2.45	44d	1	0.41mi
321 Seventh St Unit A Port Aransas, TX	2.0	1.0	1344	$2,775	$2.06	13d	1	0.42mi
321 Seventh St Unit B Port Aransas, TX	1.0	1.0	1344	$1,775	$1.32	13d	1	0.42mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: waterinternetcablelandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $460,000 Active 60 DOM
2. 2026-06-17
   days on market $460,000 Active 59 DOM
3. 2026-06-16
   days on market $460,000 Active 58 DOM
4. 2026-06-15
   days on market $460,000 Active 57 DOM
5. 2026-06-14
   days on market $460,000 Active 55 DOM
6. 2026-06-13
   days on market $460,000 Active 54 DOM
7. 2026-06-10
   days on market $460,000 Active 52 DOM
8. 2026-06-09
   days on market $460,000 Active 51 DOM
9. 2026-06-08
   days on market $460,000 Active 50 DOM
10. 2026-06-07
    days on market $460,000 Active 49 DOM
11. 2026-06-03
    days on market $460,000 Active 45 DOM
12. 2026-06-02
    days on market $460,000 Active 44 DOM
13. 2026-06-01
    days on market $460,000 Active 43 DOM
14. 2026-05-31
    days on market $460,000 Active 42 DOM
15. 2026-05-30
    days on market $460,000 Active 41 DOM
16. 2025-11-05
    price $460,000

    Show marketing remark (1356 chars)

    Welcome to The Palms at Old Town, a charming boutique detached condominium community in the vibrant heart of Old Town Port Aransas. This stunning, new construction is just steps from the marina, restaurants, shopping, and nightlife, offering the perfect blend of comfort and convenience. Plus, short-term rentals are welcome, making it an ideal investment or vacation retreat! Unit #8 is a spacious 2-story, 2-bedroom, 2.5-bathroom home with an additional bunk nook for extra sleeping space. The first floor features a guest bedroom with an en suite bath, walk-in closet, and a convenient laundry room. Upstairs, you'll find an open-concept living area with vaulted ceilings, a stylish kitchen island, and high-end finishes including solid-surface countertops, stainless steel appliances, and luxury vinyl plank flooring throughout. Additional highlights include impact-resistant doors and windows, a full suite of appliances (fridge, dishwasher, range, microwave, and washer/dryer), and energy-efficient spray foam insulation. Enjoy the community pool, ample parking, and a low HOA fee of just $300/month, which covers water, cable, internet, and maintenance of the grounds and common areas. Whether you're looking for a getaway or an investment property, this home offers the ultimate in Port Aransas living. Don't miss out – schedule a tour today!

17. 2025-11-05
    listed $460,000 Active 1356-char remark

    Show marketing remark (1356 chars)

    Welcome to The Palms at Old Town, a charming boutique detached condominium community in the vibrant heart of Old Town Port Aransas. This stunning, new construction is just steps from the marina, restaurants, shopping, and nightlife, offering the perfect blend of comfort and convenience. Plus, short-term rentals are welcome, making it an ideal investment or vacation retreat! Unit #8 is a spacious 2-story, 2-bedroom, 2.5-bathroom home with an additional bunk nook for extra sleeping space. The first floor features a guest bedroom with an en suite bath, walk-in closet, and a convenient laundry room. Upstairs, you'll find an open-concept living area with vaulted ceilings, a stylish kitchen island, and high-end finishes including solid-surface countertops, stainless steel appliances, and luxury vinyl plank flooring throughout. Additional highlights include impact-resistant doors and windows, a full suite of appliances (fridge, dishwasher, range, microwave, and washer/dryer), and energy-efficient spray foam insulation. Enjoy the community pool, ample parking, and a low HOA fee of just $300/month, which covers water, cable, internet, and maintenance of the grounds and common areas. Whether you're looking for a getaway or an investment property, this home offers the ultimate in Port Aransas living. Don't miss out – schedule a tour today!

18. 2025-08-16
    listed $510,000 Active
19. 2024-08-24
    listed $585,000 Active

ⓘ 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: $8,159 · $680/mo
• Projected year-2 tax: $8,418 · $702/mo
• Expected delta: +$259/yr (+$22/mo · 3.2%)

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

Taxation est. · year 1

• Rental income: $41,273
• − Mortgage interest: −$25,767
• − Property taxes: −$8,159
• − Insurance: −$2,300
• − Repairs & maintenance: −$3,302
• − Management: −$3,302
• − HOA: −$3,600
• − Depreciation: −$13,382
• Taxable loss: −$18,538
• Est. tax savings @ 24.0%: +$4,449
• After-tax cash flow: $-5,951/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: 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

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
• Population (ZIP): 3,314

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%

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%

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

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

-21.4% since first listed

4 events — show timeline

• 2025-11-05 Price Changed $460,000 CBMLS
• 2025-11-05 Listed $460,000 CBMLS
• 2025-08-16 Listed $510,000 CBMLS
• 2024-08-24 Listed $585,000 CBMLS