6201 Padre Blvd #315 · South Padre Island, TX 78597

$250,000

2 bd · 3.0 ba · 1,270 sqft · Townhouse · 208 Days on market

Built 1977 Good condition $197/sqft · 48% below area Est $478k · 48% 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully renovated 2-bedroom, 3-bathroom bayside condo on South Padre Island puts you steps from the beach with not one, but TWO private waterfront balconies to soak it all in. The bright, open living area flows right onto the balcony through a large sliding glass door. It comes fully furnished and appliance-ready, so there's nothing standing between you and paradise. The gated community features a pool and direct Bay access, making every day feel like a vacation. Spend your days swimming, fishing, dolphin watching, or exploring everything the Island has to offer, then come home to a sunset that never gets old. South Padre Marina has a 30-day minimum rental policy. Property is currently tenant-occupied on a month-to-month lease. Please do not disturb the tenant. Leasehold land sale under negotiation. Potential ownership opportunity may eliminate lease payment. Verify details. Reach out to schedule your showing!

Key facts

• Gated community
• Direct bay access
• Appliance ready

Tags

• PRIVATE WATERFRONT BALCONIES
• GATED COMMUNITY
• DIRECT BAY ACCESS
• FULLY FURNISHED
• APPLIANCE READY

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-303 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (6.3% below list).
• Recommended offer: $206k (17.5% below list) — sets the bar for cash-flow.
• Cap rate 6.9% vs local median 1.8% in South Padre Island — 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 60/100 on livability (#1,077 in TX) — a middle-class / working-renter tenant base. Strengths: housing B; Watch: amenities C-, crime F, commute 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.
• Zoned schools: Port Isabel J H (math 10% / reading 29%, grade F, #1,445 of 1,662 statewide, top 88%, 425 students, 84% FRL); Port Isabel H S (math 17% / reading 42%, grade F, #1,112 of 1,632 statewide, top 70%, 606 students, 82% FRL) — zoned schools average 83% FRL vs 35% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 688 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 41% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 208 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $29k (10%) 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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,147 (17.5% 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 208 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
10. 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.
11. 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: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $478,265
• List price: $250,000
• Delta: -47.73%
• 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
6101 Padre Blvd #104	0.09mi	3/3.5 (+1)	1,512 (+19%)	10mo	$950,000	$628	56
6300 Padre Blvd #871	0.43mi	3/3.0 (+1)	1,399 (+10%)	10mo	$470,000	$336	49
109 E Parade Dr Unit D	0.50mi	2/2.5	1,521 (+20%)	4mo	$515,000	$339	46
109 E Parade Dr Unit I	0.50mi	2/2.5	1,521 (+20%)	4mo	$500,000	$329	46
109 E Parade Dr Unit C	0.50mi	2/2.5	1,521 (+20%)	5mo	$500,000	$329	46
109 E Parade Dr Unit G	0.50mi	2/2.5	1,521 (+20%)	6mo	$500,000	$329	45
5705 Laguna Cir S	0.37mi	3/3.0 (+1)	1,500 (+18%)	13mo	$999,000	$666	42
109 E Parade Dr Unit H	0.50mi	2/2.5	1,521 (+20%)	12mo	$500,000	$329	39
111 E Morningside Dr #209	0.60mi	2/2.0	1,040 (-18%)	5mo	$338,000	$325	39
109 E Parade Dr Unit E	0.50mi	2/2.5	1,521 (+20%)	14mo	$500,000	$329	38
124 E Mars St Unit A	1.04mi	2/2.0	1,070 (-16%)	5mo	$399,900	$374	32
5101 Laguna Blvd #202	0.74mi	3/2.0 (+1)	1,464 (+15%)	5mo	$720,000	$492	28

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: -25.0%
• Equity multiple: 0.15×
• Total profit: $-59,515
• Equity at exit: $37,276

10-year hold

• IRR: -20.4%
• Equity multiple: -0.08×
• Total profit: $-75,471
• Equity at exit: $21,615

Cash invested: $70,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 72 active · 18 under contract
• Months of supply: 72.0 mo (1%/mo absorbed)
• Median asking: $405,000 ($345/sqft)
• Median days on market: 182 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +9.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78597

• Home prices YoY: -13.5%
• Active inventory: 688
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,343 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-303

Break-even live

Break-even rent $2,727

Max offer price $206,147

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-217	+0% $-303	+5% $-389	+10% $-476
Rent	-10% $-488	-5% $-396	+0% $-303	+5% $-211	+10% $-118
Rate	-1.0pp $-177	-0.5pp $-239	base $-303	+0.5pp $-368	+1.0pp $-434

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: $62,500
• Closing costs: $7,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6201 Padre Blvd Unit 102 South Padre Island, TX	2.0	2.0	980	$2,200	$2.24	154d	1	0.03mi
6201 Padre Blvd Unit 102 South Padre Island, TX	2.0	2.0	980	$2,200	$2.24	0d	1	0.03mi
6516 Padre Blvd Unit 2 South Padre Island, TX	3.0	3.0	1800	$2,500	$1.39	0d	1	0.26mi
5909 Padre Blvd #303 South Padre Island, TX	2.0	2.0	1252	$3,000	$2.40	0d	1	0.29mi
6410 Padre Blvd South Padre Island, TX	3.0	2.0	1402	$2,700	$1.93	162d	1	0.29mi
6410 Padre Blvd South Padre Island, TX	2.0–3.0	2.0	1304	$2,000	$1.53	185d	3	0.29mi
6410 Padre Blvd South Padre Island, TX	2.0–3.0	2.0	1310	$2,200	$1.68	184d	2	0.29mi
104 E Parade Dr #19 South Padre Island, TX	2.0	2.5	1100	$2,200	$2.00	22d	1	0.48mi
130 E Cora Lee Dr Unit West South Padre Island, TX	2.0	2.0	1008	$2,200	$2.18	10d	1	0.66mi
122 E Verna Jean Dr South Padre Island, TX	3.0	3.5	1800	$4,500	$2.50	184d	1	0.79mi
102 W Aries Dr Unit A South Padre Island, TX	2.0	2.0	1084	$2,150	$1.98	12d	1	0.84mi
111 E Polaris Dr #7 South Padre Island, TX	2.0	2.0	882	$1,800	$2.04	184d	1	0.85mi
4901 Laguna Blvd #304 South Padre Island, TX	2.0	2.0	979	$1,990	$2.03	33d	1	0.89mi
106 W Capricorn Dr South Padre Island, TX	2.0	2.0	1084	$2,200	$2.03	184d	1	0.89mi
103 E Aries Dr #3 South Padre Island, TX	2.0	2.0	1021	$2,200	$2.15	184d	1	0.89mi
201 W Capricorn Dr Unit N603 South Padre Island, TX	2.0	2.5	1643	$3,200	$1.95	0d	1	0.92mi
201 W Capricorn Dr Unit N102 South Padre Island, TX	2.0	2.5	1800	$3,300	$1.83	0d	1	0.92mi
101 E Capricorn Dr Unit B South Padre Island, TX	2.0	2.0	1600	$2,100	$1.31	14d	1	0.95mi
101 E Capricorn Dr Unit B South Padre Island, TX	2.0	2.0	1600	$2,100	$1.31	10d	1	0.95mi
4908 Gulf Blvd #301 South Padre Island, TX	2.0	1.0	925	$3,300	$3.57	10d	1	0.98mi
128 E Venus Ln South Padre Island, TX	2.0	2.0	1200	$2,650	$2.21	29d	1	1.17mi
102 E Gardenia St #8 South Padre Island, TX	3.0	2.0	1355	$2,595	$1.92	10d	1	1.36mi
132 E Gardenia St Unit 1515054P South Padre Island, TX	2.0	2.0	1162	$4,746	$4.08	154d	1	1.39mi

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee

Exterior

• Utilities: Public waterPublic sewer
• Home design: Condominium2-story buildingOn waterfrontLocated in PADRE BEACH EST
• Construction: Stucco constructionComposition and tar/gravel roofSlab foundation
• Exterior features: In-ground pool

Interior

• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heatingCentral airCeiling fans
• Interior features: Electric water heaterBalcony
• Laundry & utility: WasherDryer

Listing history 50 events

1. 2026-11-08
   days on market $250,000 Active 208 DOM
2. 2026-11-07
   days on market $250,000 Active 207 DOM
3. 2026-11-06
   days on market $250,000 Active 206 DOM
4. 2026-11-05
   days on market $250,000 Active 205 DOM
5. 2026-11-04
   days on market $250,000 Active 204 DOM
6. 2026-11-02
   days on market $250,000 Active 202 DOM
7. 2026-11-01
   days on market $250,000 Active 201 DOM
8. 2026-10-31
   days on market $250,000 Active 200 DOM
9. 2026-10-30
   days on market $250,000 Active 199 DOM
10. 2026-10-29
    days on market $250,000 Active 198 DOM
11. 2026-10-28
    days on market $250,000 Active 197 DOM
12. 2026-10-27
    days on market $250,000 Active 196 DOM
13. 2026-10-26
    days on market $250,000 Active 195 DOM
14. 2026-10-25
    days on market $250,000 Active 194 DOM
15. 2026-10-24
    days on market $250,000 Active 193 DOM
16. 2026-10-23
    days on market $250,000 Active 192 DOM
17. 2026-10-22
    days on market $250,000 Active 191 DOM
18. 2026-10-21
    days on market $250,000 Active 190 DOM
19. 2026-10-20
    days on market $250,000 Active 189 DOM
20. 2026-10-19
    days on market $250,000 Active 188 DOM
21. 2026-10-18
    days on market $250,000 Active 187 DOM
22. 2026-10-17
    days on market $250,000 Active 186 DOM
23. 2026-10-16
    days on market $250,000 Active 185 DOM
24. 2026-10-15
    days on market $250,000 Active 184 DOM
25. 2026-10-14
    days on market $250,000 Active 183 DOM
26. 2026-10-13
    days on market $250,000 Active 182 DOM
27. 2026-10-12
    days on market $250,000 Active 181 DOM
28. 2026-10-11
    days on market $250,000 Active 180 DOM
29. 2026-10-10
    days on market $250,000 Active 179 DOM
30. 2026-10-09
    days on market $250,000 Active 178 DOM
31. 2026-10-08
    days on market $250,000 Active 177 DOM
32. 2026-10-07
    days on market $250,000 Active 176 DOM
33. 2026-10-06
    days on market $250,000 Active 175 DOM
34. 2026-10-05
    days on market $250,000 Active 174 DOM
35. 2026-10-04
    days on market $250,000 Active 173 DOM
36. 2026-10-04
    days on market $250,000 Active 172 DOM
37. 2026-10-02
    days on market $250,000 Active 171 DOM
38. 2026-10-01
    days on market $250,000 Active 170 DOM
39. 2026-09-30
    days on market $250,000 Active 169 DOM
40. 2026-09-29
    days on market $250,000 Active 168 DOM
41. 2026-09-28
    days on market $250,000 Active 167 DOM
42. 2026-09-27
    days on market $250,000 Active 166 DOM
43. 2026-09-26
    days on market $250,000 Active 165 DOM
44. 2026-09-25
    days on market $250,000 Active 164 DOM
45. 2026-09-24
    days on market $250,000 Active 163 DOM
46. 2026-09-23
    days on market $250,000 Active 162 DOM
47. 2026-09-22
    days on market $250,000 Active 161 DOM
48. 2026-09-21
    days on market $250,000 Active 160 DOM
49. 2026-09-20
    days on market $250,000 Active 159 DOM
50. 2026-09-18
    days on market $250,000 Active 157 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $28,119
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$6,368
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − Depreciation: −$7,273
• Taxable loss: −$7,775
• Est. tax savings @ 24.0%: +$1,866
• After-tax cash flow: $-1,771/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 · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $6,350–$19,050 screening

This beautifully renovated 2-bedroom, 3-bathroom bayside condo on South Padre Island is move-in ready with two private waterfront balconies and direct Bay access. It offers a perfect blend of luxury and convenience, making it ideal for both residents and investors.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment ↑
• Both Upgrade to smart home technology — Improves convenience and adds modern amenities ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Middle Port Isabel J H F TX #1,445/1,662 Nat'l #11,801/14,009 High Port Isabel H S F TX #1,112/1,632 Nat'l #11,215/17,239

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

C Composite livability gradescore 60/100

Livability — South Padre Island

• Score: 60/100
• State rank: #1077
• US rank: #19107

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Padre Island, TX
• County: Cameron County · 441,603 people
• Metro: Brownsville-Harlingen, TX
• Population (ZIP): 2,935
• Household income: $68,421
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 20% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 15% Two or more races 7% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Languages at home: 88% English-only · Spanish 11% Other Indo-European 1%

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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: ▼ -66.59%
• Current HPI: 425.29
• Rent YoY: —
• Metro: Brownsville-Harlingen, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee

Exterior

• Utilities: Public waterPublic sewer
• Home design: Condominium2-story buildingOn waterfrontLocated in PADRE BEACH EST
• Construction: Stucco constructionComposition and tar/gravel roofSlab foundation
• Exterior features: In-ground pool

Interior

• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heatingCentral airCeiling fans
• Interior features: Electric water heaterBalcony
• Laundry & utility: WasherDryer

Price history

+57.0% since first listed

22 events — show timeline

• 2026-05-27 Price Changed $259,000 SPIBOR
• 2026-05-27 Price Changed $259,000 RGVMLS
• 2026-05-04 Price Changed $269,000 SPIBOR
• 2026-05-04 Price Changed $269,000 RGVMLS
• 2026-04-14 Listed $279,000 RGVMLS
• 2026-04-14 Listed $279,000 SPIBOR
• 2025-03-12 Rental Removed $2,500 SPIBOR
• 2025-03-12 Pending — SPIBOR
• 2025-01-14 Listed for Rent $2,500 SPIBOR
• 2024-10-19 Price Changed $285,000 SPIBOR
• 2024-05-18 Price Changed $315,000 SPIBOR
• 2024-03-23 Listed $325,000 SPIBOR
• 2024-01-30 Price Changed $325,000 SPIBOR
• 2023-12-12 Listed $340,000 SPIBOR
• 2023-11-06 Price Changed $359,000 SPIBOR
• 2023-11-06 Price Changed $359,000 RGVMLS
• 2023-09-12 Price Changed $379,000 SPIBOR
• 2023-09-12 Price Changed $379,000 RGVMLS
• 2023-06-11 Listed $389,000 SPIBOR
• 2021-05-28 Sold (MLS) — SPIBOR
• 2016-11-08 Sold (MLS) — RGVMLS
• 2015-09-17 Listed $165,000 RGVMLS