231 N 7th St · Aransas Pass, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 10/10 · Severe
- Hot days now (above 106°F)
- 7 days/yr
- Hot days in 30 yrs
- 28 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the B+ 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
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Livability +3.6/5.0
- Schools +3.3/10.0
- Rent growth +2.5/5.0
- Condition / age +1.0/5.0
- Appreciation +0.0/10.0
$115,999
231 N 7th St · Aransas Pass, TX 78336
3 bd · 1.0 ba · 1,326 sqft · SingleFamily
public records
· 309 Days on market
Built 1974
7,000 sqft lot
$87/sqft
· 47% below area
Est $220k · 47% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
NEAR THE BAY! We just listed this charming coastal home that is a great location. Enjoy coastal living just 5 minutes from Redfish Bay, with easy access to Aransas Bay and Corpus Christi Bay. This home features a charming brick exterior and offers 3 bedrooms and 1 bathroom — perfect as a primary residence, vacation getaway, or investment property. Comes with new roof. Conveniently located near local businesses, restaurants, and daily amenities, you’ll have everything you need close by. WE AMAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.
Key facts
- Near daily amenities
- Near restaurants
- New roof
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/1.0-bath single-family listed at $116k. Condition is rated poor.
Deal economics
- At list price, monthly cash flow is $690 ($8k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $116k).
- Recommended offer: $102k (12.0% below list) — sets the bar for market timing.
- Cap rate 13.4% vs local median 5.4% 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: amenities F, commute F, employment 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.
- Zoned schools: H T Faulk El (483 students, 74% FRL); A C Blunt Middle (math 23% / reading 34%, grade F, #1,122 of 1,662 statewide, top 69%, 387 students, 64% FRL); Aransas Pass H S (math 37% / reading 37%, grade F, #897 of 1,632 statewide, top 57%, 457 students, 56% FRL) — zoned schools at 65% FRL track the district average.
- Market conditions: 408 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).
- This rent runs 41% of the median local income ($59k/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 $802 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.
Negotiation context
- It's been on market 309 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: property tax is 2.6% of price.
- 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
$102,079
(12.0% below list)
Questions for the listing agent
- It's been on market 309 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.74% ✓
- Cap rate
- 13.43%
- Cash-on-cash
- 25.49%
- DSCR
- 2.13
- GRM
- 4.8
CMA / ARV
- ARV (median comp)
- $220,312
- List price
- $115,999
- Delta
- -47.35%
- 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 |
|---|---|---|---|---|---|---|---|
| 150 N 9th St | 0.17mi | 3/2.0 | 1,367 (+3%) | 2mo | $279,000 | $204 | 81 |
| 329 N 10th St | 0.20mi | 3/2.0 | 1,354 (+2%) | 8mo | $255,000 | $188 | 77 |
| 147 N 8th St | 0.08mi | 4/1.0 (+1) | 1,452 (+10%) | 5mo | $150,000 | $103 | 71 |
| 229 S 12th St | 0.44mi | 3/2.0 | 1,264 (-5%) | 4mo | $219,000 | $173 | 65 |
| 1307 W Palm Dr | 0.59mi | 3/2.0 | 1,326 (0%) | 11mo | $215,000 | $162 | 60 |
| 444 Wheeler Ave | 0.33mi | 2/1.0 (-1) | 1,474 (+11%) | 8mo | $240,000 | $163 | 54 |
| 1322 W Palm Dr | 0.59mi | 3/2.0 | 1,423 (+7%) | 3mo | $129,900 | $91 | 54 |
| 630 S Lamont | 0.69mi | 3/2.0 | 1,269 (-4%) | 4mo | $229,000 | $180 | 53 |
| 320 S 10th St | 0.43mi | 3/2.0 | 1,448 (+9%) | 11mo | $289,900 | $200 | 52 |
| 423 S 12th St | 0.58mi | 2/2.0 (-1) | 1,372 (+4%) | 10mo | $290,000 | $211 | 50 |
| 348 S Whitney St | 0.49mi | 2/2.5 (-1) | 1,220 (-8%) | 5mo | $199,000 | $163 | 49 |
| 612 S 9th St | 0.65mi | 3/1.0 | 1,131 (-15%) | 10mo | $127,900 | $113 | 37 |
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
- 19.1%
- Equity multiple
- 1.78×
- Total profit
- $25,239
- Equity at exit
- $17,296
10-year hold
- IRR
- 27.5%
- Equity multiple
- 3.43×
- Total profit
- $78,938
- Equity at exit
- $10,029
Cash invested: $32,480 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 27 active · 12 under contract
- Months of supply
- 13.5 mo (7%/mo absorbed)
- Median asking
- $244,900 ($184/sqft)
- Median days on market
- 82 d
- This list price
- 7% of active listings are priced below it
- ARV vs active asking
- -9.9% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 78336
- Home prices YoY
- -29.5%
- Active inventory
- 408
- Price-to-rent
- 4.8×
Monthly cashflow live
↻
- Estimated rent
- $2,017 high interval (Pro) →
- Mortgage (P&I)
- −$608
- Tax from tax record
- −$247 /mo · $2,962/yr
- Insurance
- −$48
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$424
- Net cashflow
- $690
Break-even live
Break-even rent
$1,144
Max offer price
$115,999
Occupancy floor
61%
Sensitivity live
| Price | -10% $756 | -5% $723 | +0% $690 | +5% $657 | +10% $624 |
|---|---|---|---|---|---|
| Rent | -10% $531 | -5% $610 | +0% $690 | +5% $770 | +10% $849 |
| Rate | -1.0pp $748 | -0.5pp $719 | base $690 | +0.5pp $660 | +1.0pp $629 |
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
- $29,000
- Closing costs
- $3,480
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 9 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1109 W Nelson Ave Aransas Pass, TX | 2.0 | 2.0 | 1304 | $1,800 | $1.38 | 139d | 1 | 0.56mi |
| 245 N Arch St Aransas Pass, TX | 3.0 | 2.0 | 1387 | $1,800 | $1.30 | 2d | 1 | 0.69mi |
| 245 N Arch St Aransas Pass, TX | 3.0 | 2.0 | 1387 | $1,850 | $1.33 | 0d | 1 | 0.69mi |
| 633 N Commercial St Aransas Pass, TX | 2.0 | 1.0 | 900 | $1,850 | $2.06 | 117d | 1 | 0.74mi |
| 805 S Arch St Aransas Pass, TX | 3.0 | 2.0 | 1800 | $2,000 | $1.11 | 0d | 1 | 1.09mi |
| 1131 S 8th St Unit 1268400P Aransas Pass, TX | 3.0 | 2.0 | 1280 | $4,105 | $3.21 | 139d | 1 | 1.10mi |
| 1131 S 8th St Aransas Pass, TX | 3.0 | 2.0 | 1498 | $3,999 | $2.67 | 0d | 1 | 1.10mi |
| 1225 S Whitney St Aransas Pass, TX | 2.0 | 1.0 | 882 | $1,200 | $1.36 | 0d | 1 | 1.27mi |
| 2255 McMullen Ln Aransas Pass, TX | 2.0–4.0 | 2.0–3.0 | 1643 | $1,871 | $1.14 | 0d | 10 | 1.28mi |
Listing history 50 events
-
2026-09-24days on market $115,999 Active 309 DOM
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2026-09-23days on market $115,999 Active 308 DOM
-
2026-09-20days on market $115,999 Active 305 DOM
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2026-09-18days on market $115,999 Active 303 DOM
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2026-09-17days on market $115,999 Active 302 DOM
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2026-09-16days on market $115,999 Active 301 DOM
-
2026-09-15days on market $115,999 Active 300 DOM
-
2026-09-14days on market $115,999 Active 299 DOM
-
2026-09-13days on market $115,999 Active 298 DOM
-
2026-09-12days on market $115,999 Active 297 DOM
-
2026-09-11days on market $115,999 Active 296 DOM
-
2026-09-05days on market $115,999 Active 290 DOM
-
2026-09-04days on market $115,999 Active 289 DOM
-
2026-09-03days on market $115,999 Active 288 DOM
-
2026-09-02days on market $115,999 Active 287 DOM
-
2026-08-30days on market $115,999 Active 284 DOM
-
2026-08-29days on market $115,999 Active 283 DOM
-
2026-08-28days on market $115,999 Active 282 DOM
-
2026-08-27days on market $115,999 Active 281 DOM
-
2026-08-26days on market $115,999 Active 280 DOM
-
2026-08-25days on market $115,999 Active 279 DOM
-
2026-08-24days on market $115,999 Active 278 DOM
-
2026-08-23days on market $115,999 Active 277 DOM
-
2026-08-22days on market $115,999 Active 276 DOM
-
2026-08-21days on market $115,999 Active 275 DOM
-
2026-08-20days on market $115,999 Active 274 DOM
-
2026-08-19days on market $115,999 Active 273 DOM
-
2026-08-18days on market $115,999 Active 272 DOM
-
2026-08-17days on market $115,999 Active 271 DOM
-
2026-08-16days on market $115,999 Active 270 DOM
-
2026-08-15days on market $115,999 Active 269 DOM
-
2026-08-14days on market $115,999 Active 268 DOM
-
2026-08-13days on market $115,999 Active 267 DOM
-
2026-08-12days on market $115,999 Active 266 DOM
-
2026-08-11days on market $115,999 Active 265 DOM
-
2026-08-10days on market $115,999 Active 264 DOM
-
2026-08-09days on market $115,999 Active 263 DOM
-
2026-08-08days on market $115,999 Active 262 DOM
-
2026-08-07days on market $115,999 Active 261 DOM
-
2026-08-06days on market $115,999 Active 260 DOM
-
2026-08-05days on market $115,999 Active 259 DOM
-
2026-08-04days on market $115,999 Active 258 DOM
-
2026-08-03days on market $115,999 Active 257 DOM
-
2026-07-31days on market $115,999 Active 254 DOM
-
2026-07-29days on market $115,999 Active 252 DOM
-
2026-07-27days on market $115,999 Active 250 DOM
-
2026-07-25days on market $115,999 Active 248 DOM
-
2026-07-24days on market $115,999 Active 247 DOM
-
2026-07-23days on market $115,999 Active 246 DOM
-
2026-07-22days on market $115,999 Active 245 DOM
ⓘ 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
- $2,962 · $247/mo
- Projected year-2 tax
- $2,962 · $247/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 3/10 Moderate
- 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $24,204
- − Mortgage interest
- −$6,498
- − Property taxes
- −$2,962
- − Insurance
- −$580
- − Repairs & maintenance
- −$1,936
- − Management
- −$1,936
- − Depreciation
- −$3,375
- Taxable income
- $6,917
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,660
- After-tax cash flow
- $6,619/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 · 9 photos
20/100
Extensive rehab
Est. rehab $66,300–$119,340 screening
This property requires extensive repairs and updates to become move-in ready. Immediate attention is needed to address structural issues and improve the home's condition.
Components & finishes AI
Roof asphalt shingle · good
Deferred maintenance Est. $40,500–$122,000 screening
- Minor Roof (roof) — No visible signs of damage or wear
- Major Windows (windows) — Windows appear to be broken or missing
- Major Electrical (electrical) — Exposed wiring and missing fixtures
- Major Plumbing (plumbing) — Bathroom appears to be in disrepair with missing fixtures
- Major Exterior (exterior) — Exterior walls appear to be in poor condition with peeling paint and missing siding
Repairs flagged
- Major Exposed framing — Structural integrity compromised
- Major Missing siding — Exterior protection lost
- Major Missing cabinets — Kitchen functionality compromised
- Major Missing paint — Interior aesthetics compromised
Value-add opportunities
- Both Painting — Enhances curb appeal and interior aesthetics ↑
- Both Siding repair — Improves structural integrity and curb appeal ↑
- Both Cabinet installation — Restores kitchen functionality and aesthetics ↑
ⓘ Rehab cost is a screening estimate — Extensive 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 33/100
Zoned Schools
Elementary
H T Faulk El
Middle
A C Blunt Middle
F
TX #1,122/1,662
Nat'l #9,410/14,009
High
Aransas Pass H S
F
TX #897/1,632
Nat'l #9,001/17,239
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
B
Composite livability gradescore 72/100
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
- County
- San Patricio · 75,538 people
- Metro
- Corpus Christi, TX
- Population (ZIP)
- 12,146
- Household income
- $58,536
- Rent vs Own
- Severe rent burden
- 11% of renters
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 |
|
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Price history
1 event — show timeline
- 2025-11-19 Listed $115,999 HARMLS
Property tax history
+7.4%/yrLatest (2025): $2,962 · +10.4% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…