103 Pelican Ave · Aransas Pass, TX 78336

$225,000

3 bd · 1.5 ba · 1,110 sqft · SingleFamily public records · 107 Days on market

Built 1983 6,910 sqft lot $203/sqft · 25% above area Est $181k · 25% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you've been thinking about buying a home, this is the one! Welcome to 103 Pelican, a super cute 3-bedroom, 1.5-bath home that was beautifully remodeled in 2023. Inside, you'll love the updated vinyl flooring, bright white cabinetry, and the open kitchen, dining, and living floor plan that makes the space feel light and inviting. The bathrooms have been updated, and four mini-split systems provide efficient, customizable comfort throughout the home. Updated light fixtures add a fresh, modern touch in every room. The attached two-car garage offers convenience and storage, while the fenced backyard features a stylish wood and corrugated tin design that adds great appeal and character. There's plenty of yard space to enjoy, complete with gorgeous mature oak trees. The roof was replaced in 2023, so all the major updates have already been taken care of. Whether you're looking for the perfect starter home, a retirement retreat, or something move-in ready near local schools, this home checks all the boxes. All the work has been done, now it's ready for you!

Key facts

• Fenced backyard
• Roof replaced
• 6,910 sq ft lot

Tags

• UPDATED VINYL FLOORING
• FOUR MINI-SPLIT SYSTEMS
• FENCED BACKYARD
• WOOD AND CORRUGATED TIN DESIGN
• GORGEOUS MATURE OAK TREES
• ROOF REPLACED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 44d 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 $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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.
• Current owner paid $56k; list at $225k implies a 302% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.28%
• DSCR: 1.90
• GRM: 5.9

CMA / ARV

• ARV (median comp): $180,659
• List price: $225,000
• Delta: 24.54%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Spoonbill Ave	0.14mi	3/1.5	1,120 (+1%)	4mo	$175,000	$156	89
108 Spoonbill Ave	0.11mi	3/2.0	1,185 (+7%)	11mo	$209,000	$176	73
101 Saunders Ln	0.11mi	3/2.0	1,206 (+9%)	9mo	$220,000	$182	71
110 Mallard	0.14mi	3/2.0	1,184 (+7%)	12mo	$210,000	$177	70
113 Pelican	0.06mi	3/2.0	978 (-12%)	7mo	$185,000	$189	70
102 Mallard Dr	0.16mi	3/2.0	1,186 (+7%)	11mo	$215,000	$181	70
110 Saunders	0.06mi	3/2.0	978 (-12%)	10mo	$205,000	$210	67
921 S Mccampbell	0.47mi	3/2.0	1,121 (+1%)	10mo	$199,000	$178	66
119 Misty Ln	0.24mi	3/2.0	1,264 (+14%)	4mo	$249,500	$197	61
612 S 9th St	0.69mi	3/1.0	1,131 (+2%)	7mo	$127,900	$113	57
813 South Houston St	0.64mi	2/1.0 (-1)	1,096 (-1%)	11mo	$79,900	$73	52
630 S Lamont	0.63mi	3/2.0	1,269 (+14%)	1mo	$229,000	$180	44

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $31,329
• Equity at exit: $33,548

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $114,516
• Equity at exit: $19,454

Cash invested: $63,000 (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: 5.9×

Monthly cashflow live

• Estimated rent: $3,178 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$172 /mo · $2,064/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $1,065

Break-even live

Break-even rent $1,830

Max offer price $225,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,192	-5% $1,128	+0% $1,065	+5% $1,001	+10% $937
Rent	-10% $814	-5% $939	+0% $1,065	+5% $1,190	+10% $1,316
Rate	-1.0pp $1,178	-0.5pp $1,122	base $1,065	+0.5pp $1,006	+1.0pp $947

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: $56,250
• Closing costs: $6,750
• 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	0.19mi
203 E Ransom Rd Aransas Pass, TX	2.0	1.0	625	$1,145	$1.83	14d	5	0.63mi
1109 W Nelson Ave Aransas Pass, TX	2.0	2.0	1304	$1,800	$1.38	44d	1	0.79mi
2255 McMullen Ln Aransas Pass, TX	2.0–4.0	2.5	1581	$1,569	$0.99	14d	9	1.29mi

Listing history 28 events

1. 2026-06-19
   days on market $225,000 Active 107 DOM
2. 2026-06-18
   days on market $225,000 Active 106 DOM
3. 2026-06-17
   days on market $225,000 Active 105 DOM
4. 2026-06-16
   days on market $225,000 Active 104 DOM
5. 2026-06-15
   days on market $225,000 Active 103 DOM
6. 2026-06-14
   days on market $225,000 Active 101 DOM
7. 2026-06-12
   days on market $225,000 Active 100 DOM
8. 2026-06-09
   days on market $225,000 Active 97 DOM
9. 2026-06-08
   days on market $225,000 Active 96 DOM
10. 2026-06-07
    days on market $225,000 Active 95 DOM
11. 2026-06-07
    days on market $225,000 Active 94 DOM
12. 2026-06-04
    days on market $225,000 Active 91 DOM
13. 2026-06-02
    days on market $225,000 Active 90 DOM
14. 2026-06-01
    days on market $225,000 Active 89 DOM
15. 2026-05-31
    days on market $225,000 Active 88 DOM
16. 2026-05-31
    days on market $225,000 Active 87 DOM
17. 2026-03-04
    listed $225,000 Active 1068-char remark

    Show marketing remark (1068 chars)

    If you've been thinking about buying a home, this is the one! Welcome to 103 Pelican, a super cute 3-bedroom, 1.5-bath home that was beautifully remodeled in 2023. Inside, you'll love the updated vinyl flooring, bright white cabinetry, and the open kitchen, dining, and living floor plan that makes the space feel light and inviting. The bathrooms have been updated, and four mini-split systems provide efficient, customizable comfort throughout the home. Updated light fixtures add a fresh, modern touch in every room. The attached two-car garage offers convenience and storage, while the fenced backyard features a stylish wood and corrugated tin design that adds great appeal and character. There's plenty of yard space to enjoy, complete with gorgeous mature oak trees. The roof was replaced in 2023, so all the major updates have already been taken care of. Whether you're looking for the perfect starter home, a retirement retreat, or something move-in ready near local schools, this home checks all the boxes. All the work has been done, now it's ready for you!

18. 2023-03-02
    soldstatus
19. 2023-02-28
    soldstatus Closed 206-char remark

    Show marketing remark (206 chars)

    Nettled in a quiet neighborhood this home has lots of potential. Nice size yard, good size rooms, great for a starter home or downsize home. 3 bedrooms 1.5 baths. Bring your investors and let's make a deal!

20. 2023-01-19
    status Pending 206-char remark

    Show marketing remark (206 chars)

    Nettled in a quiet neighborhood this home has lots of potential. Nice size yard, good size rooms, great for a starter home or downsize home. 3 bedrooms 1.5 baths. Bring your investors and let's make a deal!

21. 2023-01-17
    status Active 206-char remark

    Show marketing remark (206 chars)

    Nettled in a quiet neighborhood this home has lots of potential. Nice size yard, good size rooms, great for a starter home or downsize home. 3 bedrooms 1.5 baths. Bring your investors and let's make a deal!

22. 2022-12-14
    status Active 206-char remark

    Show marketing remark (206 chars)

    Nettled in a quiet neighborhood this home has lots of potential. Nice size yard, good size rooms, great for a starter home or downsize home. 3 bedrooms 1.5 baths. Bring your investors and let's make a deal!

23. 2022-12-07
    historical Active Under Contract 206-char remark

    Show marketing remark (206 chars)

    Nettled in a quiet neighborhood this home has lots of potential. Nice size yard, good size rooms, great for a starter home or downsize home. 3 bedrooms 1.5 baths. Bring your investors and let's make a deal!

24. 2022-11-29
    listed $120,000 Active 206-char remark

    Show marketing remark (206 chars)

    Nettled in a quiet neighborhood this home has lots of potential. Nice size yard, good size rooms, great for a starter home or downsize home. 3 bedrooms 1.5 baths. Bring your investors and let's make a deal!

25. 2007-10-16
    soldstatus
26. 1999-09-01
    soldstatus
27. 1999-09-01
    soldstatus $56,000
28. 1999-07-08
    listed $63,000

ⓘ 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: $2,064 · $172/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$2,054/yr (+$171/mo · 99.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $38,131
• − Mortgage interest: −$12,603
• − Property taxes: −$2,064
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,051
• − Management: −$3,051
• − Depreciation: −$6,545
• Taxable income: $9,692
• Est. tax owed @ 24.0%: −$2,326
• After-tax cash flow: $10,450/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

+257.1% since first listed

12 events — show timeline

• 2026-03-04 Listed $225,000 RAAR
• 2023-03-02 Sold (Public Records) — Public Records
• 2023-02-28 Sold (MLS) — CBMLS
• 2023-01-19 Pending — CBMLS
• 2023-01-17 Relisted — CBMLS
• 2022-12-14 Relisted — CBMLS
• 2022-12-07 Contingent — CBMLS
• 2022-11-29 Listed $120,000 CBMLS
• 2007-10-16 Sold (Public Records) — Public Records
• 1999-09-01 Sold (Public Records) $56,000 Public Records
• 1999-09-01 Sold (MLS) — CBMLS
• 1999-07-08 Listed $63,000 CBMLS

Property tax history

+0.6%/yr

Latest (2025): $2,064 · +10.9% YoY. Source: county tax records.