3141 Juan Castillo Ave · Port Isabel, TX 78578

$279,900

3 bd · 2.0 ba · 1,353 sqft · SingleFamily · 1 Days on market

Built 2026 Excellent condition 6,080 sqft lot $15/mo HOA · 1% 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).

• Cash flow +14.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WORK AT SPACEX OR LG Plant OR Port of Brownsville? LIVE WHERE OTHERS VACATION! Why spend hours commuting when you can be just minutes from work AND the beach? Minutes to SpaceX Starbase Convenient access to the LG Plant Short drive to South Padre Island Imagine leaving work and heading straight to the beach for sunset, fishing, dining, or simply enjoying the coastal lifestyle. Whether you're relocating for SpaceX, LG, or looking for a home near South Texas' fastest-growing job market, this home offers the perfect combination of convenience, affordability, and lifestyle. Tiled throughout, mud room also available. This is a must see.

Key facts

• Tiled throughout
• Mud room available
• 6,080 sq ft lot

Tags

• MINUTES TO SPACEX STARBASE
• TILED THROUGHOUT
• MUD ROOM AVAILABLE

Property features AI

Finance

• Other: Lot dimensions approximately 53 x 116 (about 6,081 sq ft)
• Financial info: Escrow: 2000
• HOA & community: Mandatory association: Bahia Point; Annual association fee of $180; POA transfer fee applies

Exterior

• Parking: Attached garage (1 garage space, 1 total covered parking space)
• Security: Smoke detectors
• Utilities: Sewer served by MUD
• Home design: New construction; Living area source: Cameron CAD
• Construction: HardiPlank exterior; Composition shingle roof; Slab foundation; Built as new construction
• Exterior features: Privacy wood fencing; Patio slab; 1-year and 2–10 year warranties noted; Paved road access

Interior

• Kitchen: Microwave; Electric water heater (appliances listed include 'Other')
• Bedrooms: Master bedroom with sitting area and walk-in closet
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Thermostat (energy efficient feature)
• Interior features: Quartz countertops; Ceiling fans; Microwave; Split bedroom floor plan; Walk-in closets; No window coverings
• Laundry & utility: Dedicated laundry room with washer/dryer connection

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $44 ($527/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (9.9% below list).
• Recommended offer: $252k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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, 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: 261 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $252,308 (9.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.90% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-42,512
• Equity at exit: $41,734

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-33,226
• Equity at exit: $24,201

Cash invested: $78,372 (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: 261
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,523 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$15
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $44

Break-even live

Break-even rent $2,468

Max offer price $279,900

Occupancy floor 93%

Sensitivity live

Price	-10% $237	-5% $141	+0% $44	+5% $-53	+10% $-150
Rent	-10% $-155	-5% $-56	+0% $44	+5% $144	+10% $243
Rate	-1.0pp $185	-0.5pp $115	base $44	+0.5pp $-29	+1.0pp $-102

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3002 Eliseo Villarreal Ave Port Isabel, TX	3.0	2.0	1374	$2,500	$1.82	45d	1	0.03mi
3032 Eliseo Villarreal Ave Port Isabel, TX	3.0	2.0	1374	$2,500	$1.82	23d	1	0.03mi
3002 Eliseo Villarreal Ave Port Isabel, TX	3.0	2.0	1374	$2,500	$1.82	23d	1	0.03mi
3032 Eliseo Villarreal Ave Port Isabel, TX	3.0	2.0	1374	$2,500	$1.82	45d	1	0.03mi
2642 Eliseo Villarreal Ave Port Isabel, TX	3.0	2.0	1374	$2,500	$1.82	45d	1	0.10mi
219 Las Joyas Blvd Port Isabel, TX	3.0	2.5	1742	$3,200	$1.84	45d	1	0.98mi
128 Las Joyas Blvd Port Isabel, TX	3.0	2.5	1396	$2,850	$2.04	45d	1	1.05mi
128 Las Joyas Blvd Port Isabel, TX	3.0	2.5	1396	$2,850	$2.04	15d	1	1.05mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 2 events

1. 2026-06-22
   remarks 639-char remark
2. 2026-06-22
   listed $279,900 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $30,277
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,422
• − Management: −$2,422
• − HOA: −$180
• − Depreciation: −$8,143
• Taxable loss: −$4,167
• Est. tax savings @ 24.0%: +$1,000
• After-tax cash flow: $1,527/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 · 8 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a great combination of convenience, affordability, and lifestyle, making it a must-see for potential buyers or renters.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can improve curb appeal and value
• Both Landscaping and curb appeal — Improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value ↑
• Both Landscaping and curb appeal — Improves curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Port Isabel, TX
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-20 Listed $279,900 MCALLENMLS
• 2026-06-20 Listed $279,900 RGVMLS