1051 S Whitney St · Aransas Pass, TX 78336

$175,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 283 Days on market

Built 1940 7,000 sqft lot $135/sqft · 16% below area Est $209k · 16% under

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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
• ARV discount +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Prime investor opportunity with built in equity. This 3-bed, 2-bath project has the expensive work handled: electrical and plumbing brought up to code, new subflooring with additional beam reinforcement, and a roof in great shape. Finish the cosmetics and layout to your vision. Even better: two additional lots convey with the sale (beyond the lot the home sits on), Car port in back of property, . Seller’s estimated after-repair value is ~$240,000 - 260,000; offered at $175,000. Cash, conventional, or renovation financing preferred. Sold as-is. This is the kind of project where the hard parts are done: step in, finish, and reap.

Key facts

• Roof in great shape
• New subflooring
• 7,000 sq ft lot

Tags

• NEW SUBFLOORING
• ADDITIONAL BEAM REINFORCEMENT
• ROOF IN GREAT SHAPE
• TWO ADDITIONAL LOTS CONVEY
• CAR PORT IN BACK OF PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.81% ✓
• Cap rate: 14.81%
• Cash-on-cash: 30.43%
• DSCR: 2.35
• GRM: 4.6

CMA / ARV

• ARV (median comp): $208,848
• List price: $175,000
• Delta: -16.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
936 S Houston St	0.22mi	3/2.0	1,330 (+2%)	1mo	$229,900	$173	85
630 S Lamont	0.40mi	3/2.0	1,269 (-2%)	1mo	$229,000	$180	76
243 E Magnolia Ave	0.43mi	3/2.0	1,325 (+2%)	2mo	$249,000	$188	76
109 Misty	0.44mi	3/2.0	1,339 (+3%)	4mo	$210,000	$157	71
101 Saunders Ln	0.22mi	3/2.0	1,206 (-7%)	9mo	$220,000	$182	71
119 Misty Ln	0.48mi	3/2.0	1,264 (-3%)	4mo	$249,500	$197	70
1034 S 10th St	0.53mi	2/2.0 (-1)	1,312 (+1%)	5mo	$179,900	$137	65
114 Spoonbill Ave	0.33mi	3/1.5	1,120 (-14%)	4mo	$175,000	$156	57
348 S Whitney St	0.65mi	2/2.5 (-1)	1,220 (-6%)	2mo	$199,000	$163	51
762 S Bay	0.74mi	3/2.0	1,409 (+8%)	1mo	$550,000	$390	51
1500 Kenwood Dr	0.56mi	3/2.0	1,459 (+12%)	4mo	$240,000	$164	50
612 S 9th St	0.61mi	3/1.0	1,131 (-13%)	7mo	$127,900	$113	40

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: 25.1%
• Equity multiple: 2.04×
• Total profit: $50,855
• Equity at exit: $26,093

10-year hold

• IRR: 32.9%
• Equity multiple: 3.99×
• Total profit: $146,498
• Equity at exit: $15,131

Cash invested: $49,000 (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: 4.6×

Monthly cashflow live

• Estimated rent: $3,165 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$267 /mo · $3,206/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $1,242

Break-even live

Break-even rent $1,592

Max offer price $175,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,342	-5% $1,292	+0% $1,242	+5% $1,193	+10% $1,143
Rent	-10% $992	-5% $1,117	+0% $1,242	+5% $1,368	+10% $1,493
Rate	-1.0pp $1,331	-0.5pp $1,287	base $1,242	+0.5pp $1,197	+1.0pp $1,151

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.38mi
1109 W Nelson Ave Aransas Pass, TX	2.0	2.0	1304	$1,800	$1.38	44d	1	0.74mi
2255 McMullen Ln Aransas Pass, TX	2.0–4.0	2.5	1581	$1,569	$0.99	14d	9	1.43mi
633 N Commercial St Aransas Pass, TX	2.0	1.0	900	$1,850	$2.06	22d	1	1.44mi

Listing history 28 events

1. 2026-06-19
   days on market $175,000 Active 283 DOM
2. 2026-06-18
   days on market $175,000 Active 282 DOM
3. 2026-06-17
   days on market $175,000 Active 281 DOM
4. 2026-06-16
   days on market $175,000 Active 280 DOM
5. 2026-06-15
   days on market $175,000 Active 279 DOM
6. 2026-06-14
   days on market $175,000 Active 277 DOM
7. 2026-06-12
   days on market $175,000 Active 276 DOM
8. 2026-06-09
   days on market $175,000 Active 273 DOM
9. 2026-06-08
   days on market $175,000 Active 272 DOM
10. 2026-06-07
    days on market $175,000 Active 271 DOM
11. 2026-06-07
    days on market $175,000 Active 270 DOM
12. 2026-06-04
    days on market $175,000 Active 267 DOM
13. 2026-06-02
    days on market $175,000 Active 266 DOM
14. 2026-06-01
    days on market $175,000 Active 265 DOM
15. 2026-05-31
    days on market $175,000 Active 264 DOM
16. 2026-05-31
    days on market $175,000 Active 263 DOM
17. 2025-09-09
    listed $175,000 Active 641-char remark

    Show marketing remark (641 chars)

    Prime investor opportunity with built in equity. This 3-bed, 2-bath project has the expensive work handled: electrical and plumbing brought up to code, new subflooring with additional beam reinforcement, and a roof in great shape. Finish the cosmetics and layout to your vision. Even better: two additional lots convey with the sale (beyond the lot the home sits on), Car port in back of property, . Seller’s estimated after-repair value is ~$240,000 - 260,000; offered at $175,000. Cash, conventional, or renovation financing preferred. Sold as-is. This is the kind of project where the hard parts are done: step in, finish, and reap.

18. 2025-01-27
    soldstatus Closed 171-char remark

    Show marketing remark (171 chars)

    GREAT HOME TO INVEST IN. THIS HOME SITS ON A LONG LOT, WITH SMALL STORAGE BUILDING IN BACK, LOTS ON EITHER SIDE ARE ALSO FOR SALE ASK ABOUT A BUNDLE DEAL, OR BUY SEPARATE.

19. 2024-12-17
    status Pending 171-char remark

    Show marketing remark (171 chars)

    GREAT HOME TO INVEST IN. THIS HOME SITS ON A LONG LOT, WITH SMALL STORAGE BUILDING IN BACK, LOTS ON EITHER SIDE ARE ALSO FOR SALE ASK ABOUT A BUNDLE DEAL, OR BUY SEPARATE.

20. 2024-12-01
    listed $95,000 Active 171-char remark

    Show marketing remark (171 chars)

    GREAT HOME TO INVEST IN. THIS HOME SITS ON A LONG LOT, WITH SMALL STORAGE BUILDING IN BACK, LOTS ON EITHER SIDE ARE ALSO FOR SALE ASK ABOUT A BUNDLE DEAL, OR BUY SEPARATE.

21. 2024-09-08
    listed $11,500 Active
22. 2024-09-08
    listed $95,000 Active
23. 2024-09-01
    historical
24. 2024-04-09
    listed $185,000 Active
25. 2023-10-27
    listed $185,000 Active
26. 2023-05-01
    listed $185,900 Active
27. 2013-12-02
    soldstatus
28. 2013-01-15
    listed $71,500

ⓘ 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: $3,206 · $267/mo
• Projected year-2 tax: $3,206 · $267/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 6/10 Major FEMA zone X (unshaded) · 65% 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: $37,979
• − Mortgage interest: −$9,803
• − Property taxes: −$3,206
• − Insurance: −$875
• − Repairs & maintenance: −$3,038
• − Management: −$3,038
• − Depreciation: −$5,091
• Taxable income: $12,928
• Est. tax owed @ 24.0%: −$3,103
• After-tax cash flow: $11,807/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

+144.8% since first listed

12 events — show timeline

• 2025-09-09 Listed $175,000 CBMLS
• 2025-01-27 Sold (MLS) — CBMLS
• 2024-12-17 Pending — CBMLS
• 2024-12-01 Listed $95,000 CBMLS
• 2024-09-08 Listed $95,000 CBMLS
• 2024-09-08 Listed $11,500 CBMLS
• 2024-09-01 Delisted — CBMLS
• 2024-04-09 Listed $185,000 CBMLS
• 2023-10-27 Listed $185,000 CBMLS
• 2023-05-01 Listed $185,900 CBMLS
• 2013-12-02 Sold (Public Records) — Public Records
• 2013-01-15 Listed $71,500 CBMLS

Property tax history

+9.6%/yr

Latest (2025): $3,206 · +0.1% YoY. Source: county tax records.