2111 Murphy · Aransas Pass, TX 78336

$134,000

3 bd · 2.0 ba · 1,269 sqft · SingleFamily public records · 27 Days on market

Built 1977 1.35 ac lot

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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).

• Cash flow +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• 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

Country living and only mins away from Corpus Christi. 1.347 Acres, surrounded with lots of oak trees. The home offers 3 bedr/ 2bath/ Attach 1 car garage and a detach 2 car garage. The second garage can be use as a work shop. Offer a cover boat port. House has an open floor plan with tile and laminated wood floors. Just the drive to it is pleasant.

Key facts

• Detached garage
• 1.35 acre lot
• 2 garage spots

Tags

• APPROXIMATELY 1.3 ACRES
• DETACHED GARAGE
• IDEAL BACKYARD RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $132k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 204 units permitted in Aransas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Aransas County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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

• Climate carrying-cost: 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 $131,990 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.92%
• DSCR: 1.58
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $399,735
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2066 Armstrong Dr	0.19mi	2/1.5 (-1)	1,152 (-9%)	10mo	$130,000	$113	61
2276 Murphy	0.24mi	2/2.0 (-1)	1,204 (-5%)	18mo	$379,000	$315	61

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $4,084
• Equity at exit: $19,980

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $36,941
• Equity at exit: $11,586

Cash invested: $37,520 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,752 medium
• Mortgage (P&I): −$703
• Tax from tax record: −$221 /mo · $2,655/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $404

Break-even live

Break-even rent $1,240

Max offer price $134,000

Occupancy floor 72%

Sensitivity live

Price	-10% $480	-5% $442	+0% $404	+5% $366	+10% $328
Rent	-10% $266	-5% $335	+0% $404	+5% $473	+10% $543
Rate	-1.0pp $472	-0.5pp $438	base $404	+0.5pp $369	+1.0pp $334

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-30
   status Pending
2. 2026-04-22
   historical
3. 2026-04-06
   status Active
4. 2026-04-04
   status Pending
5. 2026-03-27
   historical
6. 2026-03-15
   listed $134,000 Active
7. 2017-08-22
   historical 350-char remark

   Show marketing remark (350 chars)

   Country living and only mins away from Corpus Christi. 1.347 Acres, surrounded with lots of oak trees. The home offers 3 bedr/ 2bath/ Attach 1 car garage and a detach 2 car garage. The second garage can be use as a work shop. Offer a cover boat port. House has an open floor plan with tile and laminated wood floors. Just the drive to it is pleasant.

8. 2017-08-22
   soldstatus

   Show marketing remark (350 chars)

   Country living and only mins away from Corpus Christi. 1.347 Acres, surrounded with lots of oak trees. The home offers 3 bedr/ 2bath/ Attach 1 car garage and a detach 2 car garage. The second garage can be use as a work shop. Offer a cover boat port. House has an open floor plan with tile and laminated wood floors. Just the drive to it is pleasant.

9. 2017-08-17
   soldstatus Closed 350-char remark

   Show marketing remark (350 chars)

   Country living and only mins away from Corpus Christi. 1.347 Acres, surrounded with lots of oak trees. The home offers 3 bedr/ 2bath/ Attach 1 car garage and a detach 2 car garage. The second garage can be use as a work shop. Offer a cover boat port. House has an open floor plan with tile and laminated wood floors. Just the drive to it is pleasant.

10. 2017-07-02
    status Pending 350-char remark

    Show marketing remark (350 chars)

    Country living and only mins away from Corpus Christi. 1.347 Acres, surrounded with lots of oak trees. The home offers 3 bedr/ 2bath/ Attach 1 car garage and a detach 2 car garage. The second garage can be use as a work shop. Offer a cover boat port. House has an open floor plan with tile and laminated wood floors. Just the drive to it is pleasant.

11. 2017-06-23
    historical Option Period 350-char remark

    Show marketing remark (350 chars)

    Country living and only mins away from Corpus Christi. 1.347 Acres, surrounded with lots of oak trees. The home offers 3 bedr/ 2bath/ Attach 1 car garage and a detach 2 car garage. The second garage can be use as a work shop. Offer a cover boat port. House has an open floor plan with tile and laminated wood floors. Just the drive to it is pleasant.

12. 2017-05-25
    price $149,900 350-char remark

    Show marketing remark (350 chars)

    Country living and only mins away from Corpus Christi. 1.347 Acres, surrounded with lots of oak trees. The home offers 3 bedr/ 2bath/ Attach 1 car garage and a detach 2 car garage. The second garage can be use as a work shop. Offer a cover boat port. House has an open floor plan with tile and laminated wood floors. Just the drive to it is pleasant.

13. 2017-04-25
    listed $164,900 Active 350-char remark

    Show marketing remark (350 chars)

    Country living and only mins away from Corpus Christi. 1.347 Acres, surrounded with lots of oak trees. The home offers 3 bedr/ 2bath/ Attach 1 car garage and a detach 2 car garage. The second garage can be use as a work shop. Offer a cover boat port. House has an open floor plan with tile and laminated wood floors. Just the drive to it is pleasant.

14. 2005-08-26
    soldstatus 332-char remark

    Show marketing remark (332 chars)

    Reduced! Nice brick home on 1.347 acres w/ 4-car garage, outbuildings, horse barn and corral. Wood, tile and carpet floors, tile eating bar, storm shutters. Wonderful gazebo w/ landscaping and pond, water well, fenced yard. A nice property with room to enjoy the beautiful wooded land that the house sits on. Trim painted 1.5 years

15. 2004-12-10
    listed $124,900 332-char remark

    Show marketing remark (332 chars)

    Reduced! Nice brick home on 1.347 acres w/ 4-car garage, outbuildings, horse barn and corral. Wood, tile and carpet floors, tile eating bar, storm shutters. Wonderful gazebo w/ landscaping and pond, water well, fenced yard. A nice property with room to enjoy the beautiful wooded land that the house sits on. Trim painted 1.5 years

ⓘ 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: $2,655 · $221/mo
• Projected year-2 tax: $2,655 · $221/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 4/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,021
• − Mortgage interest: −$7,506
• − Property taxes: −$2,655
• − Insurance: −$670
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$3,898
• Taxable income: $2,929
• Est. tax owed @ 24.0%: −$703
• After-tax cash flow: $4,147/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

• Population (ZIP): 12,146

Population outlook (Aransas County) Hauer SSP2

• Today (2025): 29,563 people
• By 2030: 31,713 · +7.3%
• By 2040: 35,989 · +21.7%
• By 2050: 40,281 · +36.3%
• By 2075: 51,252 · +73.4%
• By 2100: 57,757 · +95.4%

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 · Aransas

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.5%
• 2008→2024 swing: -18.0pp toward R · 2008: -37.7pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+51.4 2016: R+50.4 2012: R+42.8 2008: R+37.7

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

+7.3% since first listed

15 events — show timeline

• 2026-04-30 Pending — CBMLS
• 2026-04-22 Delisted — CBMLS
• 2026-04-06 Relisted — CBMLS
• 2026-04-04 Pending — CBMLS
• 2026-03-27 Delisted — CBMLS
• 2026-03-15 Listed $134,000 CBMLS
• 2017-08-22 Delisted — CBMLS
• 2017-08-22 Sold (Public Records) — Public Records
• 2017-08-17 Sold (MLS) — CBMLS
• 2017-07-02 Pending — CBMLS
• 2017-06-23 Contingent — CBMLS
• 2017-05-25 Price Changed $149,900 CBMLS
• 2017-04-25 Listed $164,900 CBMLS
• 2005-08-26 Sold (MLS) — CBMLS
• 2004-12-10 Listed $124,900 CBMLS

Property tax history

+4.1%/yr

Latest (2025): $2,655 · +10.6% YoY. Source: county tax records.