110 Abalone Cir · Port Isabel, TX 78578

$195,000

1 bd · 1.0 ba · 777 sqft · SingleFamily public records · 675 Days on market

Built 1996 2,800 ac lot Est $289k · 33% under $348/mo HOA · 13% of rent ↓ 39% since listing

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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 +22.0/30.0
• ARV discount +15.0/15.0
• 1% rule +8.5/10.0
• DSCR +7.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

2/1 Open and airy, with a layout that maximizes natural light . The decor includes light, and neutral colors . The kitchen is updated with modern appliances, open to the living and dining areas to keep the space connected and inviting. Two cozy bedrooms, which might be simply furnished but comfortable . Bathroom: One full bath with combination of shower and tub. Overall, a 2/1 home by the beach is likely designed for relaxed, coastal living, offering a charming retreat with easy access to the ocean and a comfortable, laid-back interior. Great amenities include 2 pools, golf course, tennis, pool hall, craft room. Gated community. 5 minutes from the beach . Step outside and watch Space X L

Key facts

• Cozy bedrooms
• 2800 acre lot
• Community pool

Tags

• COZY BEDROOMS
• CHARMING RETREAT BY THE BEACH

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $348

Exterior

• Security: Gated community
• Home design: Residential property (Long Island Village subtype)
• Exterior features: Located in the Outdoor Resorts subdivision; Community amenities include a clubhouse, gated entry, golf, pool, and tennis courts; Zoned R

Interior

• Bathrooms: 1 full bathroom
• Interior features: Unbranded virtual tour available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (10.6% below list).
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.4% in Port Isabel — 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 75/100 on livability (#157 in TX, #4,282 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, crime F.
• Point Isabel ISD (town): math 14% / reading 31% proficiency, ranked #756 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 254 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,326 units permitted in Cameron County in 2024 (503 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 $6k of value loss. Plan a longer hold.
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 675 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $47k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,600 (12.0% 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. It's been on market 675 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $289,044
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
587 Star Fish Dr	0.32mi	2/1.0 (+1)	832 (+7%)	3mo	$259,900	$312	66
223 Conch Dr	0.21mi	2/1.5 (+1)	840 (+8%)	17mo	$245,000	$292	56
742 E Clam Cir	0.53mi	2/2.0 (+1)	768 (-1%)	11mo	$260,000	$339	55
590 Star Fish Dr	0.31mi	2/2.0 (+1)	864 (+11%)	4mo	$179,000	$207	54
109 Abalone Cir	0.01mi	2/1.5 (+1)	871 (+12%)	24mo	$259,000	$297	53
675 E Clam Cir	0.49mi	2/2.0 (+1)	865 (+11%)	3mo	$350,000	$405	47
502 W Clam Cir	0.52mi	2/2.5 (+1)	839 (+8%)	6mo	$380,000	$453	46
685 E Clam Cir	0.52mi	2/2.0 (+1)	850 (+9%)	8mo	$415,000	$488	44
702 E Clam Cir	0.54mi	2/1.5 (+1)	843 (+8%)	11mo	$314,000	$372	44
311 Sun Dial Cir	0.36mi	2/2.0 (+1)	887 (+14%)	11mo	$360,000	$406	42
499 W Clam Cir	0.52mi	2/2.0 (+1)	864 (+11%)	22mo	$345,000	$399	30

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-38,485
• Equity at exit: $29,075

10-year hold

• IRR: -12.5%
• Equity multiple: 0.25×
• Total profit: $-40,814
• Equity at exit: $16,860

Cash invested: $54,600 (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 78578

• Home prices YoY: -21.7%
• Active inventory: 254
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,638 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$322 /mo · $3,869/yr
• Insurance: −$81
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$348
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-117

Break-even live

Break-even rent $2,786

Max offer price $174,335

Occupancy floor 99%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Abalone Cir Port Isabel, TX	2.0	2.0	800	$2,850	$3.56	21d	1	0.08mi
121 E Madison St Port Isabel, TX	2.0	1.0	1000	$1,900	$1.90	44d	1	0.40mi
515 W Clam Cir Unit 1515048P Port Isabel, TX	2.0	1.5	796	$2,916	$3.66	21d	1	0.51mi
793 E Oyster Dr Unit 1515047P Port Isabel, TX	1.0	1.0	775	$3,113	$4.02	14d	1	0.61mi
829 N Yturria St Unit 2 Port Isabel, TX	2.0	1.0	900	$2,200	$2.44	21d	1	1.09mi
1009 Trout Ave Port Isabel, TX	2.0	2.0	1104	$2,000	$1.81	21d	1	1.11mi
1009 Bass Ave Unit 3 Port Isabel, TX	2.0	1.0	946	$2,000	$2.11	44d	1	1.11mi
401 Island Ave Unit 73B Port Isabel, TX	2.0	1.0	872	$1,600	$1.83	44d	1	1.24mi
1506 Texas 100 Port Isabel, TX	2.0	2.0	840	$2,700	$3.21	44d	1	1.38mi

HOA detail

• Monthly dues: $348 · $4,176/yr
• Likely covers: poolsecurity

Listing history 31 events

1. 2026-06-18
   days on market $195,000 Active 675 DOM
2. 2026-06-17
   days on market $195,000 Active 674 DOM
3. 2026-06-16
   days on market $195,000 Active 673 DOM
4. 2026-06-15
   days on market $195,000 Active 672 DOM
5. 2026-06-14
   days on market $195,000 Active 670 DOM
6. 2026-06-13
   days on market $195,000 Active 669 DOM
7. 2026-06-10
   days on market $195,000 Active 667 DOM
8. 2026-06-09
   days on market $195,000 Active 666 DOM
9. 2026-06-09
   days on market $195,000 Active 665 DOM
10. 2026-06-07
    days on market $195,000 Active 664 DOM
11. 2026-06-03
    days on market $195,000 Active 660 DOM
12. 2026-06-02
    days on market $195,000 Active 659 DOM
13. 2026-06-01
    days on market $195,000 Active 658 DOM
14. 2026-05-31
    days on market $195,000 Active 657 DOM
15. 2026-05-30
    days on market $195,000 Active 656 DOM
16. 2026-05-21
    status Active
17. 2026-04-19
    historical Active Under Contract
18. 2026-01-16
    price $195,000
19. 2026-01-06
    status Active
20. 2025-07-05
    status Active
21. 2025-06-19
    price $218,000
22. 2025-01-05
    status Active
23. 2024-09-11
    price $231,000
24. 2024-08-04
    listed $241,900 Active
25. 2024-07-17
    price $241,900
26. 2024-05-14
    listed $259,000 Active
27. 2024-02-28
    listed $285,000 Active
28. 2023-10-20
    listed $299,900 Active
29. 2023-09-26
    listed $319,900 Active
30. 2020-08-06
    soldstatus
31. 1997-05-21
    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: $3,869 · $322/mo
• Projected year-2 tax: $3,869 · $322/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,653
• − Mortgage interest: −$10,923
• − Property taxes: −$3,869
• − Insurance: −$6,094
• − Repairs & maintenance: −$2,532
• − Management: −$2,532
• − HOA: −$4,176
• − Depreciation: −$5,673
• Taxable loss: −$4,146
• Est. tax savings @ 24.0%: +$995
• After-tax cash flow: $-409/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: Point Isabel ISD
• NCES district ID: 4835250
• Math proficiency: 14% ▼ -24.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $38,115
• Composite: 18.78/100
• National rank: #8871
• State rank: #756 of 826 in TX

Livability — Port Isabel

• Score: 75/100
• State rank: #157
• US rank: #4282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,231

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 441,603 people
• By 2030: 448,113 · +1.5%
• By 2040: 456,385 · +3.3%
• By 2050: 456,294 · +3.3%
• By 2075: 423,851 · -4.0%
• By 2100: 342,787 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 35% Two or more races 19%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 18% · Canada
• Languages at home: 57% English-only · Spanish 42%

Political lean MEDSL · Cameron

• 2024 margin: Lean R (+5.8) · D 46.7% · R 52.5%
• 2008→2024 swing: -34.6pp toward R · 2008: 28.8pp · 2024: -5.8pp
• All cycles: 2024: R+5.8 2020: D+13.2 2016: D+32.5 2012: D+32.4 2008: D+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.69%
• Current HPI: 222.9501
• 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

-39.0% since first listed

16 events — show timeline

• 2026-05-21 Relisted — SPIBOR
• 2026-04-19 Contingent — SPIBOR
• 2026-01-16 Price Changed $195,000 SPIBOR
• 2026-01-06 Relisted — SPIBOR
• 2025-07-05 Relisted — SPIBOR
• 2025-06-19 Price Changed $218,000 SPIBOR
• 2025-01-05 Relisted — SPIBOR
• 2024-09-11 Price Changed $231,000 SPIBOR
• 2024-08-04 Listed $241,900 SPIBOR
• 2024-07-17 Price Changed $241,900 MCALLENMLS
• 2024-05-14 Listed $259,000 MCALLENMLS
• 2024-02-28 Listed $285,000 MCALLENMLS
• 2023-10-20 Listed $299,900 MCALLENMLS
• 2023-09-26 Listed $319,900 MCALLENMLS
• 2020-08-06 Sold (Public Records) — Public Records
• 1997-05-21 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $3,869 · +1.4% YoY. Source: county tax records.