130 Padre Blvd #502 · South Padre Island, TX 78597

$258,000

2 bd · 1.0 ba · 858 sqft · Condo · 150 Days on market

Built 1984 Good condition $301/sqft · 12% below area Est $293k · 12% under $497/mo HOA · 18% of rent ↓ 11% since listing

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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).

• ARV discount +12.8/15.0
• Cash flow +10.6/30.0
• 1% rule +5.6/10.0
• Condition / age +3.8/5.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Schedule a showing for this 2 bed/1 bath unit on the 5th floor with views of the causeway, bay, gulf, and space X. Fully furnished and in pristine condition. Tile throughout except the bedrooms. Granite counter tops in the kitchen and a fresh coat of paint throughout. Pet friendly, laundry room on site, and plenty of parking. Huge pool, hot tub, tennis courts, and a walk way to the beach across the parking lot. Close to Beach Park Waterpark, Isla Blanca Park, restaurants, and shopping. Short term rentals allowed. This unit is not a rental but you can rent out short term.

Key facts

• Views of the bay
• Views of the gulf
• Views of space x

Tags

• VIEWS OF THE CAUSEWAY
• VIEWS OF THE BAY
• VIEWS OF THE GULF
• VIEWS OF SPACE X
• FULLY FURNISHED
• GRANITE COUNTER TOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $258k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (11.0% below list).
• Meets the 1% rule at list price ($3k rent vs $258k).
• Recommended offer: $227k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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) — zoned schools average 84% FRL vs 35% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 580 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $2,722/mo this rent would consume 48% of the median local household income ($68k/yr) (locally 20% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 150 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,040 (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 150 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 7.9

CMA / ARV

• ARV (median comp): $292,540
• List price: $258,000
• Delta: -11.47%
• 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
130 Padre Blvd #102	0.00mi	2/1.0	858 (0%)	13mo	$250,000	$291	89
200 Padre Blvd Unit A314 (1314)	0.08mi	2/2.0	967 (+13%)	8mo	$337,500	$349	64
200 Padre Blvd #1206	0.16mi	1/1.0 (-1)	781 (-9%)	11mo	$269,500	$345	63
404 Padre Blvd #202	0.42mi	2/2.0	926 (+8%)	5mo	$519,000	$560	59
200 Padre Blvd #1310	0.08mi	2/2.0	1,017 (+18%)	18mo	$399,000	$392	52
110 E Pompano St E #202	1.35mi	2/1.0	656 (-24%)	3mo	$265,000	$404	38
102 E Tarpon St	1.39mi	2/1.0	672 (-22%)	8mo	$525,000	$781	33
500 Padre Blvd #605	0.52mi	2/2.0	1,039 (+21%)	19mo	$375,000	$361	31
2000 Gulf Blvd #401	1.27mi	2/1.0	678 (-21%)	11mo	$259,000	$382	31
110 E Pompano St Unit 210&410	1.34mi	2/2.0	656 (-24%)	14mo	$275,000	$419	24
115 E Marlin St Unit A	1.41mi	2/2.0	1,055 (+23%)	20mo	$449,000	$426	19
117 E Marlin St Unit A	1.41mi	2/2.0	1,055 (+23%)	20mo	$449,000	$426	19

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: -21.5%
• Equity multiple: 0.25×
• Total profit: $-53,891
• Equity at exit: $38,469

10-year hold

• IRR: -14.8%
• Equity multiple: 0.15×
• Total profit: $-61,413
• Equity at exit: $22,307

Cash invested: $72,240 (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 78597

• Home prices YoY: -13.5%
• Active inventory: 580
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,722 medium
• Mortgage (P&I): −$1,353
• Tax est. 1.5%: −$322 /mo · $3,870/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$497
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $-196

Break-even live

Break-even rent $2,970

Max offer price $229,665

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-107	+0% $-196	+5% $-285	+10% $-374
Rent	-10% $-411	-5% $-303	+0% $-196	+5% $-88	+10% $19
Rate	-1.0pp $-66	-0.5pp $-130	base $-196	+0.5pp $-263	+1.0pp $-331

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: $64,500
• Closing costs: $7,740
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Padre Blvd #1208 South Padre Island, TX	1.0	2.0	781	$3,000	$3.84	93d	1	0.09mi
404 Padre Blvd Unit 1507754P South Padre Island, TX	1.0	2.0	667	$3,382	$5.07	63d	1	0.41mi
113 W Sunny Isle Dr Unit 2 South Padre Island, TX	2.0	1.0	750	$2,300	$3.07	63d	1	1.05mi
111 W Sunny Isle Dr Unit 201 South Padre Island, TX	2.0	2.0	928	$2,500	$2.69	63d	1	1.06mi

HOA detail $497/mo · $5,964/yr condo

• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $258,000 Active 150 DOM
2. 2026-08-07
   remarks 662-char remark
3. 2026-08-07
   pricedays on market $258,000 Active 149 DOM
4. 2026-08-06
   days on market $259,000 Active 148 DOM
5. 2026-08-05
   days on market $259,000 Active 147 DOM
6. 2026-08-04
   days on market $259,000 Active 146 DOM
7. 2026-08-03
   days on market $259,000 Active 145 DOM
8. 2026-07-31
   days on market $259,000 Active 142 DOM
9. 2026-07-29
   days on market $259,000 Active 140 DOM
10. 2026-07-27
    days on market $259,000 Active 138 DOM
11. 2026-07-25
    days on market $259,000 Active 136 DOM
12. 2026-07-23
    days on market $259,000 Active 134 DOM
13. 2026-07-22
    days on market $259,000 Active 133 DOM
14. 2026-07-21
    days on market $259,000 Active 132 DOM
15. 2026-07-18
    days on market $259,000 Active 129 DOM
16. 2026-07-16
    days on market $259,000 Active 127 DOM
17. 2026-07-16
    days on market $259,000 Active 126 DOM
18. 2026-07-14
    days on market $259,000 Active 125 DOM
19. 2026-07-13
    days on market $259,000 Active 124 DOM
20. 2026-07-12
    days on market $259,000 Active 123 DOM
21. 2026-07-11
    days on market $259,000 Active 122 DOM
22. 2026-07-10
    days on market $259,000 Active 121 DOM
23. 2026-07-09
    days on market $259,000 Active 120 DOM
24. 2026-07-08
    days on market $259,000 Active 119 DOM
25. 2026-07-07
    pricedays on market $259,000 Active 118 DOM
26. 2026-07-06
    days on market $265,000 Active 117 DOM
27. 2026-07-05
    days on market $265,000 Active 116 DOM
28. 2026-07-04
    days on market $265,000 Active 115 DOM
29. 2026-07-03
    days on market $265,000 Active 114 DOM
30. 2026-07-02
    days on market $265,000 Active 113 DOM
31. 2026-07-01
    days on market $265,000 Active 112 DOM
32. 2026-06-30
    days on market $265,000 Active 111 DOM
33. 2026-06-29
    days on market $265,000 Active 110 DOM
34. 2026-06-28
    days on market $265,000 Active 109 DOM
35. 2026-06-28
    days on market $265,000 Active 108 DOM
36. 2026-06-27
    days on market $265,000 Active 107 DOM
37. 2026-06-25
    days on market $265,000 Active 105 DOM
38. 2026-06-23
    days on market $265,000 Active 103 DOM
39. 2026-06-22
    days on market $265,000 Active 102 DOM
40. 2026-06-18
    days on market $265,000 Active 99 DOM
41. 2026-06-17
    days on market $265,000 Active 98 DOM
42. 2026-06-16
    days on market $265,000 Active 97 DOM
43. 2026-06-15
    days on market $265,000 Active 96 DOM
44. 2026-06-14
    days on market $265,000 Active 94 DOM
45. 2026-06-13
    days on market $265,000 Active 93 DOM
46. 2026-06-10
    days on market $265,000 Active 91 DOM
47. 2026-06-09
    days on market $265,000 Active 90 DOM
48. 2026-06-09
    days on market $265,000 Active 89 DOM
49. 2026-06-07
    days on market $265,000 Active 88 DOM
50. 2026-06-03
    days on market $265,000 Active 84 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 X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥105°F today · 31 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: $32,668
• − Mortgage interest: −$14,452
• − Property taxes: −$3,870
• − Insurance: −$2,088
• − Repairs & maintenance: −$2,613
• − Management: −$2,613
• − HOA: −$5,964
• − Depreciation: −$7,505
• Taxable loss: −$6,438
• Est. tax savings @ 24.0%: +$1,545
• After-tax cash flow: $-805/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $4,290–$12,870 screening

This 2-bedroom/1-bathroom unit is in good condition with a good roof and exterior. It has a tiled floor and average walls and paint. The kitchen and bathroom may need minor repairs and maintenance. Upgrading the interior walls, countertops, and bathroom fixtures can significantly increase its value.

Repairs flagged

• Minor Kitchen Countertops — The countertops appear to be in good condition, but a thorough inspection is recommended.
• Minor Bathroom Fixtures — The condition of the sink and tub is not clear from the photos, but they may need a fresh coat of paint or minor repairs.

Value-add opportunities

• Both Paint the interior walls — Painting the interior walls can refresh the look of the property and make it more appealing to potential buyers or renters. ↑
• Both Replace the kitchen countertops — Replacing the kitchen countertops can improve the functionality and aesthetic appeal of the kitchen, making it more attractive to potential buyers or renters. ↑
• Both Upgrade the bathroom fixtures — Upgrading the bathroom fixtures can improve the functionality and aesthetic appeal of the bathroom, making it more attractive to potential buyers or renters. ↑

ⓘ 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.

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%
• Common ancestry: Slovak 5% Lithuanian 4% German 2%
• Foreign-born: 13% · Canada
• 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

Price history

-11.4% since first listed

10 events — show timeline

• 2026-03-11 Listed $265,000 SPIBOR
• 2025-04-24 Price Changed $279,000 SPIBOR
• 2025-03-05 Price Changed $289,000 SPIBOR
• 2025-01-15 Listed $299,000 SPIBOR
• 2023-02-21 Sold (MLS) — SPIBOR
• 2023-02-02 Contingent — SPIBOR
• 2023-01-25 Delisted — SPIBOR
• 2023-01-11 Price Changed $259,000 SPIBOR
• 2022-12-06 Price Changed $285,000 SPIBOR
• 2022-11-18 Listed $299,000 SPIBOR