667 Lisa Ann Dr · Aransas Pass, TX 78336

$305,000

4 bd · 2.0 ba · 1,650 sqft · SingleFamily public records · 197 Days on market

Built 1996 9,000 sqft lot $185/sqft · 32% above area Est $231k · 32% over

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a fabulously remodeled home sitting on two spacious lots with a detached garage—the house on one lot and the garage on the other—giving you an expansive yard to enjoy! Step inside and you're greeted with tons of updates: new vinyl flooring, fresh paint and trim, tankless water heater, and new minisplits throughout for efficient comfort. The kitchen is the showstopper of this home, you'll fall in love instantly. Featuring brand new white cabinetry, abundant storage, open shelving accents, quartz countertops, a full tile feature wall, double ovens, double refrigerators, a built-in microwave, electric cooktop, and a generous eating bar, this kitchen is designed for both style and function. The open-concept layout flows seamlessly into the living room, making it perfect for everyday living and entertaining. A huge bonus room offers incredible versatility with tons of natural light- use it as a fourth bedroom, game room, playroom, second living area, office, or whatever fits your lifestyle. In addition, the home includes three more bedrooms and two beautifully updated bathrooms featuring extra cabinetry and quartz shower walls. Out back, enjoy a charming covered patio with classic Saltillo tile, ideal for relaxing or hosting. With so much space to customize, grow, and make your own, this beautifully updated property is ready to welcome you home!

Key facts

• Fresh paint
• Spacious lots
• Remodeled home

Tags

• REMODELED HOME
• DETACHED GARAGE
• SPACIOUS LOTS
• NEW VINYL FLOORING
• FRESH PAINT
• TANKLESS WATER HEATER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $305k.

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 $305k).
• Recommended offer: $268k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 1 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 $9k 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 $85k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $268,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.35% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.87%
• DSCR: 1.66
• GRM: 6.2

CMA / ARV

• ARV (median comp): $231,357
• List price: $305,000
• Delta: 31.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Wendi Ln	0.09mi	3/2.0 (-1)	1,677 (+2%)	10mo	$225,000	$134	80
1305 S Whitney St	0.25mi	4/3.0	1,720 (+4%)	11mo	$243,000	$141	68
1003 W Rhodes Ave	0.55mi	4/2.0	1,608 (-2%)	3mo	$484,500	$301	67
1500 Kenwood Dr	0.28mi	3/2.0 (-1)	1,459 (-12%)	4mo	$240,000	$164	59
411 Magnolia W	0.57mi	3/2.0 (-1)	1,654 (+0%)	12mo	$362,000	$219	58
1164 S Rife St	0.43mi	3/2.0 (-1)	1,712 (+4%)	16mo	$259,900	$152	56
861 S 8th St	0.74mi	4/2.0	1,741 (+6%)	12mo	$376,056	$216	46
1035 W Deberry Ave	0.58mi	3/2.0 (-1)	1,697 (+3%)	21mo	$365,000	$215	46
1313 W Deberry Ave	0.74mi	3/2.0 (-1)	1,550 (-6%)	14mo	$259,900	$168	39
835 S 8th St	0.75mi	4/2.5	1,864 (+13%)	3mo	$395,168	$212	39
1029 S Lamont St	0.53mi	3/2.0 (-1)	1,456 (-12%)	17mo	$295,000	$203	37
1962 Admiral Ln	0.75mi	3/2.0 (-1)	1,525 (-8%)	18mo	$289,900	$190	33

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $18,104
• Equity at exit: $45,476

10-year hold

• IRR: 14.9%
• Equity multiple: 2.21×
• Total profit: $103,019
• Equity at exit: $26,371

Cash invested: $85,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $4,105 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$458 /mo · $5,495/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$862
• Net cashflow: $1,059

Break-even live

Break-even rent $2,765

Max offer price $305,000

Occupancy floor 69%

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	44d	1	0.53mi

Listing history 32 events

1. 2026-06-19
   days on market $305,000 Active 197 DOM
2. 2026-06-18
   days on market $305,000 Active 196 DOM
3. 2026-06-17
   days on market $305,000 Active 195 DOM
4. 2026-06-16
   days on market $305,000 Active 194 DOM
5. 2026-06-15
   days on market $305,000 Active 193 DOM
6. 2026-06-14
   days on market $305,000 Active 191 DOM
7. 2026-06-12
   days on market $305,000 Active 190 DOM
8. 2026-06-09
   days on market $305,000 Active 187 DOM
9. 2026-06-08
   days on market $305,000 Active 186 DOM
10. 2026-06-07
    days on market $305,000 Active 185 DOM
11. 2026-06-07
    days on market $305,000 Active 184 DOM
12. 2026-06-04
    days on market $305,000 Active 181 DOM
13. 2026-06-02
    days on market $305,000 Active 180 DOM
14. 2026-06-01
    days on market $305,000 Active 179 DOM
15. 2026-05-31
    days on market $305,000 Active 178 DOM
16. 2026-05-31
    days on market $305,000 Active 177 DOM
17. 2026-02-18
    price $315,000 1383-char remark

    Show marketing remark (1383 chars)

    Discover a fabulously remodeled home sitting on two spacious lots with a detached garage—the house on one lot and the garage on the other—giving you an expansive yard to enjoy! Step inside and you're greeted with tons of updates: new vinyl flooring, fresh paint and trim, tankless water heater, and new minisplits throughout for efficient comfort. The kitchen is the showstopper of this home, you'll fall in love instantly. Featuring brand new white cabinetry, abundant storage, open shelving accents, quartz countertops, a full tile feature wall, double ovens, double refrigerators, a built-in microwave, electric cooktop, and a generous eating bar, this kitchen is designed for both style and function. The open-concept layout flows seamlessly into the living room, making it perfect for everyday living and entertaining. A huge bonus room offers incredible versatility with tons of natural light- use it as a fourth bedroom, game room, playroom, second living area, office, or whatever fits your lifestyle. In addition, the home includes three more bedrooms and two beautifully updated bathrooms featuring extra cabinetry and quartz shower walls. Out back, enjoy a charming covered patio with classic Saltillo tile, ideal for relaxing or hosting. With so much space to customize, grow, and make your own, this beautifully updated property is ready to welcome you home!

18. 2025-12-04
    listed $324,500 Active 1383-char remark

    Show marketing remark (1383 chars)

    Discover a fabulously remodeled home sitting on two spacious lots with a detached garage—the house on one lot and the garage on the other—giving you an expansive yard to enjoy! Step inside and you're greeted with tons of updates: new vinyl flooring, fresh paint and trim, tankless water heater, and new minisplits throughout for efficient comfort. The kitchen is the showstopper of this home, you'll fall in love instantly. Featuring brand new white cabinetry, abundant storage, open shelving accents, quartz countertops, a full tile feature wall, double ovens, double refrigerators, a built-in microwave, electric cooktop, and a generous eating bar, this kitchen is designed for both style and function. The open-concept layout flows seamlessly into the living room, making it perfect for everyday living and entertaining. A huge bonus room offers incredible versatility with tons of natural light- use it as a fourth bedroom, game room, playroom, second living area, office, or whatever fits your lifestyle. In addition, the home includes three more bedrooms and two beautifully updated bathrooms featuring extra cabinetry and quartz shower walls. Out back, enjoy a charming covered patio with classic Saltillo tile, ideal for relaxing or hosting. With so much space to customize, grow, and make your own, this beautifully updated property is ready to welcome you home!

19. 2025-08-01
    soldstatus Closed 814-char remark

    Show marketing remark (814 chars)

    Incredible Value in Aransas Pass – Double Lot + Detached Garage! Looking for a deal you don’t want to miss? This charming Aransas Pass home is priced well below market and packed with potential. Sitting on a spacious double lot, there’s plenty of room to spread out, add a pool, or just enjoy the extra space. Inside, the home offers solid bones and a functional layout—just needs a little updating to make it truly shine. Whether you're an investor looking for your next project or a buyer wanting instant equity, this is a golden opportunity. Bonus features include a separate two-car garage building, perfect for extra storage, a workshop, or hobby space. With so much potential and a price that can’t be beat, this one won’t last long. Come see it before it’s gone!

20. 2025-08-01
    soldstatus

    Show marketing remark (814 chars)

    Incredible Value in Aransas Pass – Double Lot + Detached Garage! Looking for a deal you don’t want to miss? This charming Aransas Pass home is priced well below market and packed with potential. Sitting on a spacious double lot, there’s plenty of room to spread out, add a pool, or just enjoy the extra space. Inside, the home offers solid bones and a functional layout—just needs a little updating to make it truly shine. Whether you're an investor looking for your next project or a buyer wanting instant equity, this is a golden opportunity. Bonus features include a separate two-car garage building, perfect for extra storage, a workshop, or hobby space. With so much potential and a price that can’t be beat, this one won’t last long. Come see it before it’s gone!

21. 2025-08-01
    soldstatus

    Show marketing remark (814 chars)

    Incredible Value in Aransas Pass – Double Lot + Detached Garage! Looking for a deal you don’t want to miss? This charming Aransas Pass home is priced well below market and packed with potential. Sitting on a spacious double lot, there’s plenty of room to spread out, add a pool, or just enjoy the extra space. Inside, the home offers solid bones and a functional layout—just needs a little updating to make it truly shine. Whether you're an investor looking for your next project or a buyer wanting instant equity, this is a golden opportunity. Bonus features include a separate two-car garage building, perfect for extra storage, a workshop, or hobby space. With so much potential and a price that can’t be beat, this one won’t last long. Come see it before it’s gone!

22. 2025-07-12
    status Pending 814-char remark

    Show marketing remark (814 chars)

    Incredible Value in Aransas Pass – Double Lot + Detached Garage! Looking for a deal you don’t want to miss? This charming Aransas Pass home is priced well below market and packed with potential. Sitting on a spacious double lot, there’s plenty of room to spread out, add a pool, or just enjoy the extra space. Inside, the home offers solid bones and a functional layout—just needs a little updating to make it truly shine. Whether you're an investor looking for your next project or a buyer wanting instant equity, this is a golden opportunity. Bonus features include a separate two-car garage building, perfect for extra storage, a workshop, or hobby space. With so much potential and a price that can’t be beat, this one won’t last long. Come see it before it’s gone!

23. 2025-06-19
    price $164,900 814-char remark

    Show marketing remark (814 chars)

    Incredible Value in Aransas Pass – Double Lot + Detached Garage! Looking for a deal you don’t want to miss? This charming Aransas Pass home is priced well below market and packed with potential. Sitting on a spacious double lot, there’s plenty of room to spread out, add a pool, or just enjoy the extra space. Inside, the home offers solid bones and a functional layout—just needs a little updating to make it truly shine. Whether you're an investor looking for your next project or a buyer wanting instant equity, this is a golden opportunity. Bonus features include a separate two-car garage building, perfect for extra storage, a workshop, or hobby space. With so much potential and a price that can’t be beat, this one won’t last long. Come see it before it’s gone!

24. 2025-05-19
    price $169,900 814-char remark

    Show marketing remark (814 chars)

    Incredible Value in Aransas Pass – Double Lot + Detached Garage! Looking for a deal you don’t want to miss? This charming Aransas Pass home is priced well below market and packed with potential. Sitting on a spacious double lot, there’s plenty of room to spread out, add a pool, or just enjoy the extra space. Inside, the home offers solid bones and a functional layout—just needs a little updating to make it truly shine. Whether you're an investor looking for your next project or a buyer wanting instant equity, this is a golden opportunity. Bonus features include a separate two-car garage building, perfect for extra storage, a workshop, or hobby space. With so much potential and a price that can’t be beat, this one won’t last long. Come see it before it’s gone!

25. 2025-03-31
    listed $179,900 Active 814-char remark

    Show marketing remark (814 chars)

    Incredible Value in Aransas Pass – Double Lot + Detached Garage! Looking for a deal you don’t want to miss? This charming Aransas Pass home is priced well below market and packed with potential. Sitting on a spacious double lot, there’s plenty of room to spread out, add a pool, or just enjoy the extra space. Inside, the home offers solid bones and a functional layout—just needs a little updating to make it truly shine. Whether you're an investor looking for your next project or a buyer wanting instant equity, this is a golden opportunity. Bonus features include a separate two-car garage building, perfect for extra storage, a workshop, or hobby space. With so much potential and a price that can’t be beat, this one won’t last long. Come see it before it’s gone!

26. 2012-05-02
    listed $139,500
27. 2004-08-02
    soldstatus
28. 2004-07-28
    soldstatus
29. 2003-10-21
    listed $109,000
30. 2003-09-04
    listed $125,000
31. 1996-12-21
    soldstatus
32. 1996-08-26
    listed $66,400

ⓘ 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: $5,495 · $458/mo
• Projected year-2 tax: $5,582 · $465/mo
• Expected delta: +$87/yr (+$7/mo · 1.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 50% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 30 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: $49,260
• − Mortgage interest: −$17,085
• − Property taxes: −$5,495
• − Insurance: −$1,525
• − Repairs & maintenance: −$3,941
• − Management: −$3,941
• − Depreciation: −$8,873
• Taxable income: $8,401
• Est. tax owed @ 24.0%: −$2,016
• After-tax cash flow: $10,686/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

+374.4% since first listed

16 events — show timeline

• 2026-02-18 Price Changed $315,000 RAAR
• 2025-12-04 Listed $324,500 RAAR
• 2025-08-01 Sold (Public Records) — Public Records
• 2025-08-01 Sold (Public Records) — Public Records
• 2025-08-01 Sold (MLS) — CBMLS
• 2025-07-12 Pending — CBMLS
• 2025-06-19 Price Changed $164,900 CBMLS
• 2025-05-19 Price Changed $169,900 CBMLS
• 2025-03-31 Listed $179,900 CBMLS
• 2012-05-02 Listed $139,500 CBMLS
• 2004-08-02 Sold (Public Records) — Public Records
• 2004-07-28 Sold (MLS) — CBMLS
• 2003-10-21 Listed $109,000 CBMLS
• 2003-09-04 Listed $125,000 CBMLS
• 1996-12-21 Sold (MLS) — CBMLS
• 1996-08-26 Listed $66,400 CBMLS

Property tax history

+4.1%/yr

Latest (2025): $5,495 · -5.8% YoY. Source: county tax records.