168 Morrow St · Aransas Pass, TX 78336

$151,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 400 Days on market

Built 2021 3,999 sqft lot $124/sqft · 6% below area Est $161k · 6% under

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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 +25.7/30.0
• ARV discount +10.4/15.0
• DSCR +8.6/10.0
• 1% rule +7.3/10.0
• 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

Charming 2021 Clayton Manufactured Home in Aransas Pass – Coastal Living Made Easy Beautiful, move-in-ready 3-bed, 2-bath Clayton manufactured home built in 2021. Offering 1,216sqft of thoughtfully laid-out living space on a manageable 4,000sqft (40'?100') lot, this home combines comfort, functionality, and low maintenance. Step inside to discover an open floor plan enhanced by a kitchen island, split-bedroom layout, modern vinyl flooring, central heating and cooling, and elegant window treatments. The home includes appliances like a dishwasher, disposal, microwave, and electric range—everything is set for effortless living. Outside, the home shines with its zero-scaped yard—ideal for coastal living—and boasts two outbuildings: a 1012 storage shed and a 1024 workshop for versatile use. A full-length metal awning/carport spans approximately 76' in length by 25' in width, offering ample covered parking and outdoor space. Located in Mobil Village, this community offers access to a clubhouse, and allows short-term rentals—perfect for investment-minded buyers or weekend getaways. The home's location is a standout. You're just steps from Con Brown Harbor and a short drive to the Port Aransas Ferry, making it a dream for boating, fishing, or simply enjoying coastal time.

Key facts

• Clubhouse
• Carport
• Storage shed

Tags

• ZEROSCAPE YARD
• STORAGE SHED
• WORKSHOP
• METAL AWNING
• CARPORT
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $151k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $151k).
• Recommended offer: $133k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 400 days — a 12% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $14k (8%) 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 400 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: 1.23% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 6.8

CMA / ARV

• ARV (median comp): $161,413
• List price: $151,000
• Delta: -6.45%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 Morrow St	0.01mi	3/2.0	1,216 (0%)	7mo	$165,000	$136	93

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,291
• Equity at exit: $22,515

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $28,891
• Equity at exit: $13,056

Cash invested: $42,280 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$792
• Tax from tax record: −$244 /mo · $2,925/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $363

Break-even live

Break-even rent $1,391

Max offer price $151,000

Occupancy floor 75%

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: $37,750
• Closing costs: $4,530
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 N Commercial St Aransas Pass, TX	2.0	1.0	900	$1,850	$2.06	21d	1	0.70mi

Listing history 31 events

1. 2026-06-19
   days on market $151,000 Active 400 DOM
2. 2026-06-18
   days on market $151,000 Active 399 DOM
3. 2026-06-17
   days on market $151,000 Active 398 DOM
4. 2026-06-16
   days on market $151,000 Active 397 DOM
5. 2026-06-15
   days on market $151,000 Active 396 DOM
6. 2026-06-14
   days on market $151,000 Active 394 DOM
7. 2026-06-12
   days on market $151,000 Active 393 DOM
8. 2026-06-09
   days on market $151,000 Active 390 DOM
9. 2026-06-08
   days on market $151,000 Active 389 DOM
10. 2026-06-07
    days on market $151,000 Active 388 DOM
11. 2026-06-07
    days on market $151,000 Active 387 DOM
12. 2026-06-04
    days on market $151,000 Active 384 DOM
13. 2026-06-02
    days on market $151,000 Active 383 DOM
14. 2026-06-01
    days on market $151,000 Active 382 DOM
15. 2026-05-31
    days on market $151,000 Active 381 DOM
16. 2026-05-31
    days on market $151,000 Active 380 DOM
17. 2026-03-11
    price $151,000 1314-char remark

    Show marketing remark (1314 chars)

    Charming 2021 Clayton Manufactured Home in Aransas Pass – Coastal Living Made Easy Beautiful, move-in-ready 3-bed, 2-bath Clayton manufactured home built in 2021. Offering 1,216sqft of thoughtfully laid-out living space on a manageable 4,000sqft (40'?100') lot, this home combines comfort, functionality, and low maintenance. Step inside to discover an open floor plan enhanced by a kitchen island, split-bedroom layout, modern vinyl flooring, central heating and cooling, and elegant window treatments. The home includes appliances like a dishwasher, disposal, microwave, and electric range—everything is set for effortless living. Outside, the home shines with its zero-scaped yard—ideal for coastal living—and boasts two outbuildings: a 1012 storage shed and a 1024 workshop for versatile use. A full-length metal awning/carport spans approximately 76' in length by 25' in width, offering ample covered parking and outdoor space. Located in Mobil Village, this community offers access to a clubhouse, and allows short-term rentals—perfect for investment-minded buyers or weekend getaways. The home's location is a standout. You're just steps from Con Brown Harbor and a short drive to the Port Aransas Ferry, making it a dream for boating, fishing, or simply enjoying coastal time.

18. 2026-03-10
    price $151,000 1347-char remark

    Show marketing remark (1347 chars)

    Charming 2021 Clayton Manufactured Home in Aransas Pass – Coastal Living Made Easy Beautiful, move-in-ready 3-bed, 2-bath Clayton manufactured home built in 2021. Offering 1,216sqft of thoughtfully laid-out living space on a manageable 4,000sqft (40'×100') lot, this home combines comfort, functionality, and low maintenance. Step inside to discover an open floor plan enhanced by a kitchen island, split-bedroom layout, modern vinyl flooring, central heating and cooling, and elegant window treatments. The home includes appliances like a dishwasher, disposal, microwave, and electric range—everything is set for effortless living. Outside, the home shines with its zero-scaped yard—ideal for coastal living—and boasts two outbuildings: a 10×12 storage shed and a 10×24 workshop for versatile use. A full-length metal awning/carport spans approximately 76' in length by 25' in width, offering ample covered parking and outdoor space. Located in Mobil Village, this community offers access to a clubhouse, and allows short-term rentals—perfect for investment-minded buyers or weekend getaways. The home’s location is a standout. You’re just steps from Con?Brown Harbor and a short drive to the Port Aransas Ferry, making it a dream for boating, fishing, or simply enjoying coastal time.

19. 2025-11-16
    price $160,000 1314-char remark

    Show marketing remark (1347 chars)

    Charming 2021 Clayton Manufactured Home in Aransas Pass – Coastal Living Made Easy Beautiful, move-in-ready 3-bed, 2-bath Clayton manufactured home built in 2021. Offering 1,216sqft of thoughtfully laid-out living space on a manageable 4,000sqft (40'×100') lot, this home combines comfort, functionality, and low maintenance. Step inside to discover an open floor plan enhanced by a kitchen island, split-bedroom layout, modern vinyl flooring, central heating and cooling, and elegant window treatments. The home includes appliances like a dishwasher, disposal, microwave, and electric range—everything is set for effortless living. Outside, the home shines with its zero-scaped yard—ideal for coastal living—and boasts two outbuildings: a 10×12 storage shed and a 10×24 workshop for versatile use. A full-length metal awning/carport spans approximately 76' in length by 25' in width, offering ample covered parking and outdoor space. Located in Mobil Village, this community offers access to a clubhouse, and allows short-term rentals—perfect for investment-minded buyers or weekend getaways. The home’s location is a standout. You’re just steps from Con?Brown Harbor and a short drive to the Port Aransas Ferry, making it a dream for boating, fishing, or simply enjoying coastal time.

20. 2025-11-16
    price $160,000 1347-char remark

    Show marketing remark (1347 chars)

    Charming 2021 Clayton Manufactured Home in Aransas Pass – Coastal Living Made Easy Beautiful, move-in-ready 3-bed, 2-bath Clayton manufactured home built in 2021. Offering 1,216sqft of thoughtfully laid-out living space on a manageable 4,000sqft (40'×100') lot, this home combines comfort, functionality, and low maintenance. Step inside to discover an open floor plan enhanced by a kitchen island, split-bedroom layout, modern vinyl flooring, central heating and cooling, and elegant window treatments. The home includes appliances like a dishwasher, disposal, microwave, and electric range—everything is set for effortless living. Outside, the home shines with its zero-scaped yard—ideal for coastal living—and boasts two outbuildings: a 10×12 storage shed and a 10×24 workshop for versatile use. A full-length metal awning/carport spans approximately 76' in length by 25' in width, offering ample covered parking and outdoor space. Located in Mobil Village, this community offers access to a clubhouse, and allows short-term rentals—perfect for investment-minded buyers or weekend getaways. The home’s location is a standout. You’re just steps from Con?Brown Harbor and a short drive to the Port Aransas Ferry, making it a dream for boating, fishing, or simply enjoying coastal time.

21. 2025-05-15
    listed $165,000 Active 1314-char remark

    Show marketing remark (1347 chars)

    Charming 2021 Clayton Manufactured Home in Aransas Pass – Coastal Living Made Easy Beautiful, move-in-ready 3-bed, 2-bath Clayton manufactured home built in 2021. Offering 1,216sqft of thoughtfully laid-out living space on a manageable 4,000sqft (40'×100') lot, this home combines comfort, functionality, and low maintenance. Step inside to discover an open floor plan enhanced by a kitchen island, split-bedroom layout, modern vinyl flooring, central heating and cooling, and elegant window treatments. The home includes appliances like a dishwasher, disposal, microwave, and electric range—everything is set for effortless living. Outside, the home shines with its zero-scaped yard—ideal for coastal living—and boasts two outbuildings: a 10×12 storage shed and a 10×24 workshop for versatile use. A full-length metal awning/carport spans approximately 76' in length by 25' in width, offering ample covered parking and outdoor space. Located in Mobil Village, this community offers access to a clubhouse, and allows short-term rentals—perfect for investment-minded buyers or weekend getaways. The home’s location is a standout. You’re just steps from Con?Brown Harbor and a short drive to the Port Aransas Ferry, making it a dream for boating, fishing, or simply enjoying coastal time.

22. 2025-05-15
    listed $165,000 Active 1347-char remark

    Show marketing remark (1347 chars)

    Charming 2021 Clayton Manufactured Home in Aransas Pass – Coastal Living Made Easy Beautiful, move-in-ready 3-bed, 2-bath Clayton manufactured home built in 2021. Offering 1,216sqft of thoughtfully laid-out living space on a manageable 4,000sqft (40'×100') lot, this home combines comfort, functionality, and low maintenance. Step inside to discover an open floor plan enhanced by a kitchen island, split-bedroom layout, modern vinyl flooring, central heating and cooling, and elegant window treatments. The home includes appliances like a dishwasher, disposal, microwave, and electric range—everything is set for effortless living. Outside, the home shines with its zero-scaped yard—ideal for coastal living—and boasts two outbuildings: a 10×12 storage shed and a 10×24 workshop for versatile use. A full-length metal awning/carport spans approximately 76' in length by 25' in width, offering ample covered parking and outdoor space. Located in Mobil Village, this community offers access to a clubhouse, and allows short-term rentals—perfect for investment-minded buyers or weekend getaways. The home’s location is a standout. You’re just steps from Con?Brown Harbor and a short drive to the Port Aransas Ferry, making it a dream for boating, fishing, or simply enjoying coastal time.

23. 2022-11-14
    soldstatus
24. 2022-01-04
    soldstatus
25. 2018-04-23
    soldstatus
26. 2018-04-23
    soldstatus
27. 2018-04-01
    historical
28. 2018-03-28
    status Pending
29. 2018-01-09
    listed $57,000 Active
30. 2017-11-20
    listed $57,000
31. 2013-01-24
    soldstatus

ⓘ 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: $2,925 · $244/mo
• Projected year-2 tax: $2,925 · $244/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) · 23% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $22,200
• − Mortgage interest: −$8,458
• − Property taxes: −$2,925
• − Insurance: −$755
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$4,393
• Taxable income: $2,116
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $3,847/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 (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

+164.9% since first listed

15 events — show timeline

• 2026-03-11 Price Changed $151,000 RAAR
• 2026-03-10 Price Changed $151,000 CBMLS
• 2025-11-16 Price Changed $160,000 RAAR
• 2025-11-16 Price Changed $160,000 CBMLS
• 2025-05-15 Listed $165,000 CBMLS
• 2025-05-15 Listed $165,000 RAAR
• 2022-11-14 Sold (Public Records) — Public Records
• 2022-01-04 Sold (Public Records) — Public Records
• 2018-04-23 Sold (Public Records) — Public Records
• 2018-04-23 Sold (MLS) — RAAR
• 2018-04-01 Delisted — CBMLS
• 2018-03-28 Pending — CBMLS
• 2018-01-09 Listed $57,000 CBMLS
• 2017-11-20 Listed $57,000 RAAR
• 2013-01-24 Sold (Public Records) — Public Records

Property tax history

+14.0%/yr

Latest (2025): $2,925 · +10.3% YoY. Source: county tax records.