936 S 10th St · Aransas Pass, TX 78336

$237,500

4 bd · 2.0 ba · 1,020 sqft · SingleFamily public records · 62 Days on market

Built 1997 8,000 sqft lot $233/sqft · 14% above area Est $260k · 9% 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 +30.0/30.0
• ARV discount +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ask about Seller Financing Options! Beautifully Updated 4-Bedroom Home Near the Gulf Coast. Step into modern comfort with this fully renovated 4-bedroom, 2-bath home offering 1,270 sq. ft. of stylish living space. Every detail has been thoughtfully updated, including a new HVAC system, roof, water heater, windows, and exterior doors—ensuring years of worry-free living. Inside, you'll find new vinyl flooring throughout, custom cabinetry, granite countertops, and brand-new stainless-steel appliances. Both bathrooms feature custom tile work and updated vanities with granite countertops, adding a touch of luxury to everyday living. The converted one-car garage provides a spacious fourth bedroom with a full closet and a convenient utility/laundry room. Located just minutes from local boat ramps, this property offers easy access to all the recreational activities and coastal charm the Gulf has to offer. Move-in ready and beautifully finished—this home is the perfect blend of comfort and coastal living!

Key facts

• Fully renovated
• New exterior doors
• New water heater

Tags

• FULLY RENOVATED
• NEW HVAC SYSTEM
• NEW ROOF
• NEW WATER HEATER
• NEW WINDOWS
• NEW EXTERIOR DOORS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $238k).
• Recommended offer: $223k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 4.6% in Aransas Pass — 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 72/100 on livability (#253 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Aransas Pass ISD (town): math 28% / reading 35% proficiency, ranked #597 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 275 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 344 units permitted in San Patricio County in 2024 (0 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 $7k of value loss. Plan a longer hold.
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 29y 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.
• Current owner paid $69k; list at $238k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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.
6. 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.
7. 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: 1.54% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.73%
• DSCR: 2.06
• GRM: 5.4

CMA / ARV

• ARV (median comp): $259,866
• List price: $237,500
• Delta: -8.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Pelican	0.43mi	3/2.0 (-1)	978 (-4%)	6mo	$185,000	$189	63
110 Saunders	0.43mi	3/2.0 (-1)	978 (-4%)	10mo	$205,000	$210	60
958 S 10th St	0.04mi	3/1.0 (-1)	897 (-12%)	13mo	$118,900	$133	59
553 S 12th St	0.37mi	3/2.0 (-1)	1,108 (+9%)	6mo	$175,000	$158	58
114 Spoonbill Ave	0.33mi	3/1.5 (-1)	1,120 (+10%)	4mo	$175,000	$156	58
413 S 13th St	0.52mi	3/1.0 (-1)	1,040 (+2%)	10mo	$190,000	$183	55
1315 W Goodnight Ave	0.52mi	3/1.0 (-1)	1,066 (+4%)	6mo	$82,500	$77	54
612 S 9th St	0.31mi	3/1.0 (-1)	1,131 (+11%)	7mo	$127,900	$113	52
921 S Mccampbell	0.60mi	3/2.0 (-1)	1,121 (+10%)	10mo	$199,000	$178	42
1522 W Nelson Ave	0.63mi	3/2.0 (-1)	1,161 (+14%)	1mo	$220,590	$190	41
143 S 12th St	0.74mi	3/1.0 (-1)	928 (-9%)	13mo	$110,000	$119	31
1198 S Mccampbell St	0.62mi	3/1.0 (-1)	896 (-12%)	15mo	$179,900	$201	29

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: 16.9%
• Equity multiple: 1.68×
• Total profit: $45,285
• Equity at exit: $35,412

10-year hold

• IRR: 25.4%
• Equity multiple: 3.22×
• Total profit: $147,348
• Equity at exit: $20,535

Cash invested: $66,500 (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 78336

• Home prices YoY: -29.5%
• Active inventory: 275
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,663 medium
• Mortgage (P&I): −$1,245
• Tax from tax record: −$235 /mo · $2,815/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$769
• Net cashflow: $1,315

Break-even live

Break-even rent $1,999

Max offer price $237,500

Occupancy floor 59%

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: $59,375
• Closing costs: $7,125
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1131 S 8th St Unit 1268400P Aransas Pass, TX	3.0	2.0	1280	$4,105	$3.21	43d	1	0.24mi
2255 McMullen Ln Aransas Pass, TX	2.0–4.0	2.5	1581	$1,639	$1.04	13d	9	0.89mi

Listing history 34 events

1. 2026-06-15
   days on marketlisting id $237,500 Pending 62 DOM
2. 2026-06-14
   remarks 693-char remark
3. 2026-06-14
   statusdays on marketlisting id $237,500 Pending 66 DOM
4. 2026-06-01
   days on market $237,500 Active 62 DOM
5. 2026-05-31
   days on market $237,500 Active 61 DOM
6. 2026-05-31
   days on market $237,500 Active 60 DOM
7. 2026-05-15
   price $237,500 1023-char remark

   Show marketing remark (1023 chars)

   Ask about Seller Financing Options! Beautifully Updated 4-Bedroom Home Near the Gulf Coast. Step into modern comfort with this fully renovated 4-bedroom, 2-bath home offering 1,270 sq. ft. of stylish living space. Every detail has been thoughtfully updated, including a new HVAC system, roof, water heater, windows, and exterior doors—ensuring years of worry-free living. Inside, you'll find new vinyl flooring throughout, custom cabinetry, granite countertops, and brand-new stainless-steel appliances. Both bathrooms feature custom tile work and updated vanities with granite countertops, adding a touch of luxury to everyday living. The converted one-car garage provides a spacious fourth bedroom with a full closet and a convenient utility/laundry room. Located just minutes from local boat ramps, this property offers easy access to all the recreational activities and coastal charm the Gulf has to offer. Move-in ready and beautifully finished—this home is the perfect blend of comfort and coastal living!

8. 2026-05-15
   price $237,500

   Show marketing remark (1023 chars)

   Ask about Seller Financing Options! Beautifully Updated 4-Bedroom Home Near the Gulf Coast. Step into modern comfort with this fully renovated 4-bedroom, 2-bath home offering 1,270 sq. ft. of stylish living space. Every detail has been thoughtfully updated, including a new HVAC system, roof, water heater, windows, and exterior doors—ensuring years of worry-free living. Inside, you'll find new vinyl flooring throughout, custom cabinetry, granite countertops, and brand-new stainless-steel appliances. Both bathrooms feature custom tile work and updated vanities with granite countertops, adding a touch of luxury to everyday living. The converted one-car garage provides a spacious fourth bedroom with a full closet and a convenient utility/laundry room. Located just minutes from local boat ramps, this property offers easy access to all the recreational activities and coastal charm the Gulf has to offer. Move-in ready and beautifully finished—this home is the perfect blend of comfort and coastal living!

9. 2026-03-31
   listed $245,000 Active
10. 2026-03-26
    listed $245,000 Active 1023-char remark

    Show marketing remark (1023 chars)

    Ask about Seller Financing Options! Beautifully Updated 4-Bedroom Home Near the Gulf Coast. Step into modern comfort with this fully renovated 4-bedroom, 2-bath home offering 1,270 sq. ft. of stylish living space. Every detail has been thoughtfully updated, including a new HVAC system, roof, water heater, windows, and exterior doors—ensuring years of worry-free living. Inside, you'll find new vinyl flooring throughout, custom cabinetry, granite countertops, and brand-new stainless-steel appliances. Both bathrooms feature custom tile work and updated vanities with granite countertops, adding a touch of luxury to everyday living. The converted one-car garage provides a spacious fourth bedroom with a full closet and a convenient utility/laundry room. Located just minutes from local boat ramps, this property offers easy access to all the recreational activities and coastal charm the Gulf has to offer. Move-in ready and beautifully finished—this home is the perfect blend of comfort and coastal living!

11. 2026-03-26
    listed $245,000 Active

    Show marketing remark (1023 chars)

    Ask about Seller Financing Options! Beautifully Updated 4-Bedroom Home Near the Gulf Coast. Step into modern comfort with this fully renovated 4-bedroom, 2-bath home offering 1,270 sq. ft. of stylish living space. Every detail has been thoughtfully updated, including a new HVAC system, roof, water heater, windows, and exterior doors—ensuring years of worry-free living. Inside, you'll find new vinyl flooring throughout, custom cabinetry, granite countertops, and brand-new stainless-steel appliances. Both bathrooms feature custom tile work and updated vanities with granite countertops, adding a touch of luxury to everyday living. The converted one-car garage provides a spacious fourth bedroom with a full closet and a convenient utility/laundry room. Located just minutes from local boat ramps, this property offers easy access to all the recreational activities and coastal charm the Gulf has to offer. Move-in ready and beautifully finished—this home is the perfect blend of comfort and coastal living!

12. 2026-01-31
    listed $245,000 Active
13. 2025-10-15
    status Pending
14. 2025-10-08
    historical
15. 2025-10-07
    status Pending
16. 2025-09-30
    price $243,500
17. 2025-09-30
    price $243,500
18. 2025-08-11
    price $250,000
19. 2025-08-10
    price $250,000
20. 2025-07-21
    soldstatus
21. 2025-06-09
    price $260,000
22. 2025-06-09
    price $260,000
23. 2025-05-06
    listed $265,000 Active
24. 2024-12-13
    soldstatus Closed
25. 2024-11-18
    status Pending
26. 2024-11-08
    listed $46,992 Active
27. 1999-06-11
    soldstatus
28. 1999-06-11
    soldstatus $68,980
29. 1998-12-31
    listed $68,000
30. 1998-11-25
    listed $68,000
31. 1998-05-22
    listed $68,000
32. 1997-06-11
    soldstatus
33. 1997-03-01
    listed $59,900
34. 1997-01-20
    listed $59,900

ⓘ 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: $2,815 · $235/mo
• Projected year-2 tax: $4,346 · $362/mo
• Expected delta: +$1,531/yr (+$128/mo · 54.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,960
• − Mortgage interest: −$13,304
• − Property taxes: −$2,815
• − Insurance: −$1,188
• − Repairs & maintenance: −$3,517
• − Management: −$3,517
• − Depreciation: −$6,909
• Taxable income: $12,711
• Est. tax owed @ 24.0%: −$3,051
• After-tax cash flow: $12,729/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: Aransas Pass ISD
• NCES district ID: 4808580
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $40,869
• Composite: 26.55/100
• National rank: #7191
• State rank: #597 of 826 in TX

Livability — Aransas Pass

• Score: 72/100
• State rank: #253
• US rank: #5980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aransas Pass, TX
• Population (ZIP): 12,146

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Hispanic / Latino 43% Two or more races 21% Asian 2% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 36% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 21% Tagalog/Filipino 1%

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.56%
• Current HPI: 187.8443
• 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

+296.5% since first listed

28 events — show timeline

• 2026-05-15 Price Changed $237,500 RAAR
• 2026-05-15 Price Changed $237,500 CBMLS
• 2026-03-31 Listed $245,000 CBMLS
• 2026-03-26 Listed $245,000 CBMLS
• 2026-03-26 Listed $245,000 RAAR
• 2026-01-31 Listed $245,000 CBMLS
• 2025-10-15 Pending — CBMLS
• 2025-10-08 Delisted — CBMLS
• 2025-10-07 Pending — CBMLS
• 2025-09-30 Price Changed $243,500 RAAR
• 2025-09-30 Price Changed $243,500 CBMLS
• 2025-08-11 Price Changed $250,000 RAAR
• 2025-08-10 Price Changed $250,000 CBMLS
• 2025-07-21 Sold (Public Records) — Public Records
• 2025-06-09 Price Changed $260,000 RAAR
• 2025-06-09 Price Changed $260,000 CBMLS
• 2025-05-06 Listed $265,000 CBMLS
• 2024-12-13 Sold (MLS) — CBMLS
• 2024-11-18 Pending — CBMLS
• 2024-11-08 Listed $46,992 CBMLS
• 1999-06-11 Sold (Public Records) $68,980 Public Records
• 1999-06-11 Sold (MLS) — CBMLS
• 1998-12-31 Listed $68,000 CBMLS
• 1998-11-25 Listed $68,000 CBMLS
• 1998-05-22 Listed $68,000 CBMLS
• 1997-06-11 Sold (MLS) — CBMLS
• 1997-03-01 Listed $59,900 CBMLS
• 1997-01-20 Listed $59,900 CBMLS

Property tax history

+3.7%/yr

Latest (2025): $2,815 · -13.4% YoY. Source: county tax records.