200 6th St #6 · Port Aransas, TX 78373

$319,000

2 bd · 2.0 ba · 1,111 sqft · Townhouse public records · 12 Days on market

Built 1999 2,087 sqft lot Est $406k · 21% under $407/mo HOA · 14% of rent

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Schools +5.1/10.0
• 1% rule +4.4/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Heritage Lane #6. Fully furnished 2 bedroom 2 bath with oversized 2 car garage (792 Sq. ft. ). First floor consists of kitchen living and one bedroom and bath. Second floor is master bedroom and bath. Large association swimming pool. Condo currently has a long term tenant through April 2016. Buyer must honor this lease.

Key facts

• Galley kitchen
• Pool and cabana
• Quiet complex

Tags

• GALLEY KITCHEN
• LIVING AND BREAKFAST AREA
• QUIET COMPLEX
• POOL AND CABANA
• MINUTES FROM THE BEACH
• MINUTES FROM THE MARINA

Property features AI

Finance

• Other: Property is part of a 12-unit community
• HOA & community: Homeowners association with monthly fee; HOA fee covers common areas and insurance; Community amenities include a pool

Exterior

• Parking: Attached garage with 4 garage spaces; Garage with front entry and garage door opener; Golf cart garage; Concrete driveway; 2 total parking spaces (covered spaces listed separately)
• Utilities: Public water; Public sewer; Sewer available; Net meter electric
• Home design: Two-story property; Faces east; Pillar/post/pier foundation
• Construction: Stucco construction; Shingle roof
• Exterior features: Private in-ground concrete pool; Wood fencing; Interior lot; City street frontage; Asphalt road

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Garbage disposal; Refrigerator; Breakfast bar (kitchen peninsula/island)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioning; Electric heating
• Interior features: Primary bedroom on the downstairs level; Open floor plan; Split bedroom layout; Breakfast bar; Ceiling fans
• Laundry & utility: Dryer hookup; Dryer included

🏷️ Possibly a rental listed for sale. The $319,000 price doesn't fit this home's estimated sale value (~$405,515) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $319k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (6.1% below list).
• Recommended offer: $300k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 1.1% in Port Aransas — 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 67/100 on livability (#525 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, schools A-; Watch: commute C-, crime F, amenities F.
• Port Aransas ISD (rural): math 57% / reading 63% proficiency, ranked #68 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1024 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,397 units permitted in Nueces County in 2024 (47 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 $10k of value loss. Plan a longer hold.
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $82k; list at $319k implies a 287% gain — meaningful room to come down on a strong offer.

Recommended offer $299,645 (6.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $405,515
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Cut Off Rd #205	0.14mi	2/2.0	1,093 (-2%)	1mo	$330,000	$302	90
200 6th, Heritage Ln #3	0.00mi	2/2.0	1,111 (0%)	21mo	$229,000	$206	83
200 W Cotter Unit C1	0.38mi	2/2.0	1,230 (+11%)	10mo	$599,000	$487	56
1117 S 9th St #602	0.73mi	2/2.0	1,015 (-9%)	1mo	$329,900	$325	50
1117 S 9th St #402	0.73mi	2/2.0	1,028 (-8%)	8mo	$380,000	$370	47
900 N Station St Unit C 15/16	0.68mi	2/2.0	998 (-10%)	11mo	$438,000	$439	42
1117 S 9th St #401	0.73mi	2/2.0	1,028 (-8%)	17mo	$375,000	$365	39

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-57,974
• Equity at exit: $47,564

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-57,995
• Equity at exit: $27,581

Cash invested: $89,320 (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 78373

• Active inventory: 1024
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,996 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$256 /mo · $3,076/yr
• Insurance: −$133
• HOA: −$407
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-102

Break-even live

Break-even rent $3,125

Max offer price $301,000

Occupancy floor 98%

Sensitivity live

Price	-10% $79	-5% $-12	+0% $-102	+5% $-192	+10% $-282
Rent	-10% $-339	-5% $-220	+0% $-102	+5% $16	+10% $135
Rate	-1.0pp $59	-0.5pp $-21	base $-102	+0.5pp $-185	+1.0pp $-269

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 West Avenue C Unit B Port Aransas, TX	3.0	3.0	1427	$3,500	$2.45	45d	1	0.10mi
321 Seventh St Unit A Port Aransas, TX	2.0	1.0	1344	$2,775	$2.06	15d	1	0.21mi
321 Seventh St Unit B Port Aransas, TX	1.0	1.0	1344	$1,775	$1.32	15d	1	0.21mi
200 W Cotter Ave Port Aransas, TX	2.0	2.0	1230	$4,000	$3.25	45d	1	0.36mi
328 Sea Isle Dr Unit A Port Aransas, TX	2.0	1.0	1040	$2,200	$2.12	15d	1	1.49mi

HOA detail

• Monthly dues: $407 · $4,884/yr
• Likely covers: pool

Listing history 6 events

1. 2026-06-21
   days on market $319,000 Active 12 DOM
2. 2026-06-18
   days on market $319,000 Active 9 DOM
3. 2026-06-17
   days on market $319,000 Active 8 DOM
4. 2026-06-16
   days on market $319,000 Active 7 DOM
5. 2026-06-15
   remarks 693-char remark
6. 2026-06-15
   listed $319,000 Active 6 DOM

ⓘ 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: $3,076 · $256/mo
• Projected year-2 tax: $5,838 · $486/mo
• Expected delta: +$2,762/yr (+$230/mo · 89.8%)

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

Taxation est. · year 1

• Rental income: $35,957
• − Mortgage interest: −$17,869
• − Property taxes: −$3,076
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,877
• − Management: −$2,877
• − HOA: −$4,884
• − Depreciation: −$9,280
• Taxable loss: −$6,499
• Est. tax savings @ 24.0%: +$1,560
• After-tax cash flow: $337/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: Port Aransas ISD
• NCES district ID: 4835370
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 63% ▼ -2.00%
• Median HH income: $47,528
• Composite: 50.82/100
• National rank: #1803
• State rank: #68 of 826 in TX

Livability — Port Aransas

• Score: 67/100
• State rank: #525
• US rank: #10286

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Aransas, TX
• Population (ZIP): 3,314

Population outlook (Nueces County) Hauer SSP2

• Today (2025): 418,037 people
• By 2030: 447,123 · +7.0%
• By 2040: 505,911 · +21.0%
• By 2050: 567,522 · +35.8%
• By 2075: 729,686 · +74.6%
• By 2100: 847,087 · +102.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Slovak 2% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 3%

Political lean MEDSL · Nueces

• 2024 margin: R (+11.5) · D 43.8% · R 55.3%
• 2008→2024 swing: -7.1pp toward R · 2008: -4.4pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+2.9 2016: R+1.5 2012: R+3.2 2008: R+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -205.54%
• Current HPI: 268.699
• 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

+286.7% since first listed

8 events — show timeline

• 2026-06-09 Listed $319,000 CBMLS
• 2015-12-02 Delisted — CBMLS
• 2015-11-30 Sold (MLS) — CBMLS
• 2015-10-30 Pending — CBMLS
• 2015-10-20 Contingent — CBMLS
• 2015-10-08 Listed $199,000 CBMLS
• 2010-08-09 Listed $170,000 CBMLS
• 2000-06-02 Sold (Public Records) $82,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $3,076 · +12.5% YoY. Source: county tax records.