852 S Whitney St · Aransas Pass, TX 78336

$100,000

4 bd · 2.0 ba · 3,225 sqft · SingleFamily public records · 597 Days on market

Built 1984 Poor condition 10,497 sqft lot $31/sqft · 88% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock your next investment opportunity in the charming community of Aransas Pass! This unique property has been gutted and is primed for transformation. With plans already in place for a spacious 4-bedroom, 2-bathroom layout, this oversized structure boasts a generous living area that invites creativity and innovation. Set on an expansive lot with ample parking, this canvas awaits a visionary to breathe new life into it. Just a stone's throw away from excellent fishing spots, delightful restaurants, and convenient shopping, you'll enjoy the best of coastal living. Don’t miss your chance to turn this shell into a stunning home! The sellers will consider seller finance with a 20% down payment.

Key facts

• Expansive lot
• Ample parking
• Oversized structure

Tags

• OVERSIZED STRUCTURE
• EXPANSIVE LOT
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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: amenities F, commute F, employment 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.
• Zoned schools: H T Faulk El (483 students, 74% FRL); A C Blunt Middle (math 23% / reading 34%, grade F, #1,122 of 1,662 statewide, top 69%, 387 students, 64% FRL); Aransas Pass H S (math 37% / reading 37%, grade F, #897 of 1,632 statewide, top 57%, 457 students, 56% FRL) — zoned schools at 65% FRL track the district average.
• 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 597 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 597 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
6. 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.
7. 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.
8. 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: 1.65% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.95%
• DSCR: 2.02
• GRM: 5.1

CMA / ARV

• ARV (median comp): $847,766
• List price: $100,000
• Delta: -88.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1325 S Whitney St	0.52mi	3/2.0 (-1)	3,102 (-4%)	5mo	$218,999	$71	60
111 Dolphin Ct	0.60mi	4/3.0	3,133 (-3%)	23mo	$995,000	$318	44
120 S Bay Ct S	0.65mi	4/3.5	3,480 (+8%)	12mo	$1,575,000	$453	41
122 Bay Ct	0.66mi	3/3.0 (-1)	2,900 (-10%)	9mo	$1,149,000	$396	36
1061 Pompano Dr	0.72mi	3/3.5 (-1)	3,139 (-3%)	21mo	$1,255,000	$400	34

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: 16.0%
• Equity multiple: 1.64×
• Total profit: $17,979
• Equity at exit: $14,910

10-year hold

• IRR: 24.6%
• Equity multiple: 3.14×
• Total profit: $59,871
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$202 /mo · $2,422/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $536

Break-even live

Break-even rent $972

Max offer price $100,000

Occupancy floor 63%

Sensitivity live

Price	-10% $592	-5% $564	+0% $536	+5% $507	+10% $479
Rent	-10% $405	-5% $470	+0% $536	+5% $601	+10% $666
Rate	-1.0pp $586	-0.5pp $561	base $536	+0.5pp $510	+1.0pp $483

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 S Lamont St Aransas Pass, TX	5.0	2.5	2364	$1,650	$0.70	45d	1	0.11mi

Listing history 44 events

1. 2026-06-19
   days on market $100,000 Active 597 DOM
2. 2026-06-18
   days on market $100,000 Active 596 DOM
3. 2026-06-17
   days on market $100,000 Active 595 DOM
4. 2026-06-16
   days on market $100,000 Active 594 DOM
5. 2026-06-15
   days on market $100,000 Active 593 DOM
6. 2026-06-14
   days on market $100,000 Active 591 DOM
7. 2026-06-12
   days on market $100,000 Active 590 DOM
8. 2026-06-09
   days on market $100,000 Active 587 DOM
9. 2026-06-08
   days on market $100,000 Active 586 DOM
10. 2026-06-07
    days on market $100,000 Active 585 DOM
11. 2026-06-07
    days on market $100,000 Active 584 DOM
12. 2026-06-04
    days on market $100,000 Active 581 DOM
13. 2026-06-02
    days on market $100,000 Active 580 DOM
14. 2026-06-01
    days on market $100,000 Active 579 DOM
15. 2026-05-31
    days on market $100,000 Active 578 DOM
16. 2026-05-31
    days on market $100,000 Active 577 DOM
17. 2025-09-24
    price $100,000 708-char remark

    Show marketing remark (708 chars)

    Unlock your next investment opportunity in the charming community of Aransas Pass! This unique property has been gutted and is primed for transformation. With plans already in place for a spacious 4-bedroom, 2-bathroom layout, this oversized structure boasts a generous living area that invites creativity and innovation. Set on an expansive lot with ample parking, this canvas awaits a visionary to breathe new life into it. Just a stone's throw away from excellent fishing spots, delightful restaurants, and convenient shopping, you'll enjoy the best of coastal living. Don’t miss your chance to turn this shell into a stunning home! The sellers will consider seller finance with a 20% down payment.

18. 2025-09-02
    price $108,000 708-char remark

    Show marketing remark (708 chars)

    Unlock your next investment opportunity in the charming community of Aransas Pass! This unique property has been gutted and is primed for transformation. With plans already in place for a spacious 4-bedroom, 2-bathroom layout, this oversized structure boasts a generous living area that invites creativity and innovation. Set on an expansive lot with ample parking, this canvas awaits a visionary to breathe new life into it. Just a stone's throw away from excellent fishing spots, delightful restaurants, and convenient shopping, you'll enjoy the best of coastal living. Don’t miss your chance to turn this shell into a stunning home! The sellers will consider seller finance with a 20% down payment.

19. 2025-08-11
    price $109,000 708-char remark

    Show marketing remark (708 chars)

    Unlock your next investment opportunity in the charming community of Aransas Pass! This unique property has been gutted and is primed for transformation. With plans already in place for a spacious 4-bedroom, 2-bathroom layout, this oversized structure boasts a generous living area that invites creativity and innovation. Set on an expansive lot with ample parking, this canvas awaits a visionary to breathe new life into it. Just a stone's throw away from excellent fishing spots, delightful restaurants, and convenient shopping, you'll enjoy the best of coastal living. Don’t miss your chance to turn this shell into a stunning home! The sellers will consider seller finance with a 20% down payment.

20. 2024-10-30
    listed $110,000 Active 708-char remark

    Show marketing remark (708 chars)

    Unlock your next investment opportunity in the charming community of Aransas Pass! This unique property has been gutted and is primed for transformation. With plans already in place for a spacious 4-bedroom, 2-bathroom layout, this oversized structure boasts a generous living area that invites creativity and innovation. Set on an expansive lot with ample parking, this canvas awaits a visionary to breathe new life into it. Just a stone's throw away from excellent fishing spots, delightful restaurants, and convenient shopping, you'll enjoy the best of coastal living. Don’t miss your chance to turn this shell into a stunning home! The sellers will consider seller finance with a 20% down payment.

21. 2024-09-01
    status Active
22. 2024-07-19
    status Pending
23. 2024-07-11
    historical Active Under Contract
24. 2024-07-08
    status Active
25. 2024-06-29
    historical Active Under Contract
26. 2024-06-18
    listed $99,900 Active
27. 2024-01-17
    listed $139,000 Active
28. 2023-11-21
    price $150,000
29. 2023-11-21
    price $150,000
30. 2023-10-09
    price $155,000
31. 2023-10-09
    price $155,000
32. 2023-07-13
    listed $175,000 Active
33. 2023-07-13
    listed $175,000 Active
34. 2023-02-28
    soldstatus
35. 2023-02-28
    soldstatus Closed
36. 2023-02-22
    status Pending
37. 2023-02-06
    historical Active Under Contract
38. 2023-01-08
    status Active
39. 2022-12-27
    status Pending
40. 2022-12-13
    historical Active Under Contract
41. 2022-11-21
    status Active
42. 2022-11-16
    historical Active Under Contract
43. 2022-10-10
    listed $99,500
44. 2022-10-10
    listed $99,500 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: $2,422 · $202/mo
• Projected year-2 tax: $2,422 · $202/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 29 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: $19,800
• − Mortgage interest: −$5,602
• − Property taxes: −$2,422
• − Insurance: −$500
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$2,909
• Taxable income: $5,199
• Est. tax owed @ 24.0%: −$1,248
• After-tax cash flow: $5,179/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.

Condition & rehab AI · 12 photos

Poor 20/100 Gut rehab

This property requires extensive gut renovation, including exterior siding repair, interior wall and flooring updates. Significant value can be added through these improvements.

Repairs flagged

• Major Exterior siding — Severe damage and peeling
• Major Interior walls — Significant wear and tear
• Major Flooring — Unfinished and dusty

Value-add opportunities

• Both Exterior siding repair and repainting — Enhances curb appeal and property value
• Both Interior wall repair and painting — Improves interior aesthetics and value
• Both Flooring installation — Provides a finished look and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Severe damage and peeling	Major	$15,000–50,000
Interior walls · Significant wear and tear	Major	$15,000–50,000
Flooring · Unfinished and dusty	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Exterior siding repair and repainting — Enhances curb appeal and property value ↑
• Both Interior wall repair and painting — Improves interior aesthetics and value ↑
• Both Flooring installation — Provides a finished look and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.5% since first listed

28 events — show timeline

• 2025-09-24 Price Changed $100,000 CBMLS
• 2025-09-02 Price Changed $108,000 CBMLS
• 2025-08-11 Price Changed $109,000 CBMLS
• 2024-10-30 Listed $110,000 CBMLS
• 2024-09-01 Relisted — CBMLS
• 2024-07-19 Pending — CBMLS
• 2024-07-11 Contingent — CBMLS
• 2024-07-08 Relisted — CBMLS
• 2024-06-29 Contingent — CBMLS
• 2024-06-18 Listed $99,900 CBMLS
• 2024-01-17 Listed $139,000 CBMLS
• 2023-11-21 Price Changed $150,000 RAAR
• 2023-11-21 Price Changed $150,000 CBMLS
• 2023-10-09 Price Changed $155,000 CBMLS
• 2023-10-09 Price Changed $155,000 RAAR
• 2023-07-13 Listed $175,000 RAAR
• 2023-07-13 Listed $175,000 CBMLS
• 2023-02-28 Sold (MLS) — CBMLS
• 2023-02-28 Sold (MLS) — RAAR
• 2023-02-22 Pending — CBMLS
• 2023-02-06 Contingent — CBMLS
• 2023-01-08 Relisted — CBMLS
• 2022-12-27 Pending — CBMLS
• 2022-12-13 Contingent — CBMLS
• 2022-11-21 Relisted — CBMLS
• 2022-11-16 Contingent — CBMLS
• 2022-10-10 Listed $99,500 CBMLS
• 2022-10-10 Listed $99,500 RAAR

Property tax history

-37.9%/yr

Latest (2025): $2,422 · -53.8% YoY. Source: county tax records.