202 W Jefferson · Port Isabel, TX 78578

$298,000

3 bd · 2.5 ba · 1,768 sqft · Other public records · 1098 Days on market

Built 1934 5,998 sqft lot $169/sqft · 28% below area Est $425k · 30% under

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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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

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Key facts

• 5,998 sq ft lot
• Built 1934
• Listed 1098 days

Property features AI

Finance

• Financial info: Annual property tax available

Exterior

• Home design: Single-family residence (Residential property); Located in South Shore Heights subdivision
• Exterior features: Composition roof; Lot in R zoning

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Unbranded virtual tour available

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $298k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $298k).
• Recommended offer: $262k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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, schools F, crime 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.
• Market conditions: 254 active listings in the ZIP; 10 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 $9k 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 $83k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1098 days — a 12% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $40k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1934 — 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 $262,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 1098 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 1934 — 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 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: 1.25% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.30%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (median comp): $424,854
• List price: $298,000
• Delta: -29.86%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $19,416
• Equity at exit: $44,433

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $103,924
• Equity at exit: $25,766

Cash invested: $83,440 (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: 6.7×

Monthly cashflow live

• Estimated rent: $3,715 high
• Mortgage (P&I): −$1,563
• Tax from tax record: −$184 /mo · $2,212/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$780
• Net cashflow: $1,064

Break-even live

Break-even rent $2,369

Max offer price $298,000

Occupancy floor 66%

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.18mi
711 S Shore Dr Unit B Port Isabel, TX	3.0	2.0	1458	$4,000	$2.74	43d	1	0.25mi
821 Tarpon Ave Port Isabel, TX	3.0	3.0	1560	$2,400	$1.54	21d	1	0.52mi
602 N Shore Dr Port Isabel, TX	4.0	4.5	2536	$5,000	$1.97	43d	1	0.52mi
602 N Shore Dr Port Isabel, TX	4.0	4.5	2536	$5,000	$1.97	21d	1	0.52mi
1113 Pompano Ave Unit 1515052P Port Isabel, TX	3.0	2.0	1991	$7,195	$3.61	13d	1	0.65mi
1209 Pompano Ave Unit 1515049P Port Isabel, TX	3.0	2.0	1506	$5,817	$3.86	21d	1	0.68mi
1336 Harbor Island Dr Unit C Port Isabel, TX	2.0	2.0	1320	$2,000	$1.52	43d	1	0.76mi
1336 Harbor Island Dr Port Isabel, TX	2.0	2.0	1320	$2,000	$1.52	21d	1	0.76mi
1440 Harbor Island Dr Unit A Port Isabel, TX	2.0	2.0	1400	$4,900	$3.50	21d	1	0.82mi

Listing history 27 events

1. 2026-06-18
   days on market $298,000 Active 1098 DOM
2. 2026-06-17
   days on market $298,000 Active 1097 DOM
3. 2026-06-16
   days on market $298,000 Active 1096 DOM
4. 2026-06-15
   days on market $298,000 Active 1095 DOM
5. 2026-06-14
   days on market $298,000 Active 1093 DOM
6. 2026-06-13
   days on market $298,000 Active 1092 DOM
7. 2026-06-10
   days on market $298,000 Active 1090 DOM
8. 2026-06-09
   days on market $298,000 Active 1089 DOM
9. 2026-06-09
   days on market $298,000 Active 1088 DOM
10. 2026-06-07
    days on market $298,000 Active 1087 DOM
11. 2026-06-03
    days on market $298,000 Active 1083 DOM
12. 2026-06-02
    days on market $298,000 Active 1082 DOM
13. 2026-06-01
    days on market $298,000 Active 1081 DOM
14. 2026-05-31
    days on market $298,000 Active 1080 DOM
15. 2026-05-30
    days on market $298,000 Active 1079 DOM
16. 2025-04-22
    price $298,000
17. 2025-01-01
    status Active
18. 2024-04-14
    price $320,000
19. 2024-04-14
    price $320,000
20. 2024-01-02
    price $310,000
21. 2023-10-11
    price $310,000
22. 2023-09-19
    price $320,000
23. 2023-08-08
    price $330,000
24. 2023-07-26
    status Active
25. 2023-05-20
    listed $338,000 Active
26. 2022-09-13
    listed $160,000 Active
27. 2019-01-17
    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: $2,212 · $184/mo
• Projected year-2 tax: $5,453 · $454/mo
• Expected delta: +$3,242/yr (+$270/mo · 146.6%)

ⓘ 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) · 72% 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: $44,585
• − Mortgage interest: −$16,693
• − Property taxes: −$2,212
• − Insurance: −$1,490
• − Repairs & maintenance: −$3,567
• − Management: −$3,567
• − Depreciation: −$8,669
• Taxable income: $8,388
• Est. tax owed @ 24.0%: −$2,013
• After-tax cash flow: $10,755/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

+86.2% since first listed

12 events — show timeline

• 2025-04-22 Price Changed $298,000 SPIBOR
• 2025-01-01 Relisted — SPIBOR
• 2024-04-14 Price Changed $320,000 RGVMLS
• 2024-04-14 Price Changed $320,000 SPIBOR
• 2024-01-02 Price Changed $310,000 RGVMLS
• 2023-10-11 Price Changed $310,000 SPIBOR
• 2023-09-19 Price Changed $320,000 SPIBOR
• 2023-08-08 Price Changed $330,000 SPIBOR
• 2023-07-26 Relisted — SPIBOR
• 2023-05-20 Listed $338,000 SPIBOR
• 2022-09-13 Listed $160,000 SPIBOR
• 2019-01-17 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,212 · +2.7% YoY. Source: county tax records.