3201 Juan Castillo Ave · Port Isabel, TX 78521

$279,895

3 bd · 2.0 ba · 1,362 sqft · SingleFamily · 28 Days on market

Built 2026 Good condition 6,081 sqft lot

---

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 +11.2/30.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to coastal living in beautiful Port Isabel, TX! This modern 3-bedroom, 2 bath home offers the perfect blend of style, comfort, and convenience just minutes from South Padre Island, TX! Featuring an open concept layout, this home showcases sleep contemporary finishes, elegant tile flooring throughout and a bright airy design filled with natural light. Located in a highly desirable school district close to the beaches of SPI, this home is ideal for those seeking modern coastal living with easy access to everything the area has to offer. Whether you are looking for a primary residence, vacation getaway, or investment opportunity, this beautiful Port Isabel home checks all the boxes! Home includes sod front/back, fence, zebra blinds throughout, sprinkler system, 2-10 home warranty! Turnkey home, ready to go!

Key facts

• Turnkey home
• Natural light
• Sprinkler system

Tags

• OPEN CONCEPT LAYOUT
• ELEGANT TILE FLOORING
• NATURAL LIGHT
• EASY ACCESS TO BEACHES
• SPRINKLER SYSTEM
• TURNKEY HOME

Property features AI

Finance

• Other: Located in Bahia Point subdivision
• HOA & community: Homeowners association with monthly fee

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence (house); One-story
• Construction: Stucco exterior; Composition roof; Slab foundation; Home warranty included; Built as new construction
• Exterior features: Covered patio/porch; Corner lot; New construction

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater; Tile flooring; Smoke detector(s)

🏗️ 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 good.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (17.3% below list).
• Recommended offer: $231k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Rents rising fast (+8.2%/yr); 365 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• At $2,314/mo this rent would consume 62% of the median local household income ($45k/yr) (locally 2682% 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 28 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 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 $231,442 (17.3% 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. 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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.49×
• Total profit: $-39,833
• Equity at exit: $41,733

10-year hold

• IRR: 1.8%
• Equity multiple: 1.16×
• Total profit: $12,441
• Equity at exit: $24,200

Cash invested: $78,371 (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 78521

• Home prices YoY: -26.0%
• Rents YoY: 8.2%
• Active inventory: 365
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,314 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-106

Break-even live

Break-even rent $2,448

Max offer price $264,572

Occupancy floor 100%

Sensitivity live

Price	-10% $88	-5% $-9	+0% $-106	+5% $-203	+10% $-299
Rent	-10% $-289	-5% $-197	+0% $-106	+5% $-14	+10% $77
Rate	-1.0pp $35	-0.5pp $-35	base $-106	+0.5pp $-178	+1.0pp $-252

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: $69,974
• 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	44d	1	0.03mi
3032 Eliseo Villarreal Ave Port Isabel, TX	3.0	2.0	1374	$2,500	$1.82	22d	1	0.03mi
3002 Eliseo Villarreal Ave Port Isabel, TX	3.0	2.0	1374	$2,500	$1.82	22d	1	0.03mi
3032 Eliseo Villarreal Ave Port Isabel, TX	3.0	2.0	1374	$2,500	$1.82	44d	1	0.03mi
2642 Eliseo Villarreal Ave Port Isabel, TX	3.0	2.0	1374	$2,500	$1.82	44d	1	0.10mi
219 Las Joyas Blvd Port Isabel, TX	3.0	2.5	1742	$3,200	$1.84	44d	1	0.98mi
128 Las Joyas Blvd Port Isabel, TX	3.0	2.5	1396	$2,850	$2.04	44d	1	1.05mi
128 Las Joyas Blvd Port Isabel, TX	3.0	2.5	1396	$2,850	$2.04	14d	1	1.05mi

Listing history 17 events

1. 2026-06-18
   days on market $279,895 Active 28 DOM
2. 2026-06-17
   days on market $279,895 Active 27 DOM
3. 2026-06-16
   days on market $279,895 Active 26 DOM
4. 2026-06-15
   days on market $279,895 Active 25 DOM
5. 2026-06-14
   days on market $279,895 Active 23 DOM
6. 2026-06-13
   days on market $279,895 Active 22 DOM
7. 2026-06-10
   days on market $279,895 Active 20 DOM
8. 2026-06-09
   days on market $279,895 Active 19 DOM
9. 2026-06-09
   days on market $279,895 Active 18 DOM
10. 2026-06-07
    days on market $279,895 Active 17 DOM
11. 2026-06-03
    days on market $279,895 Active 13 DOM
12. 2026-06-02
    days on market $279,895 Active 12 DOM
13. 2026-06-01
    days on market $279,895 Active 11 DOM
14. 2026-05-31
    days on market $279,895 Active 10 DOM
15. 2026-05-30
    days on market $279,895 Active 9 DOM
16. 2026-05-21
    listed $279,895 Active

    Show marketing remark (823 chars)

    Welcome to coastal living in beautiful Port Isabel, TX! This modern 3-bedroom, 2 bath home offers the perfect blend of style, comfort, and convenience just minutes from South Padre Island, TX! Featuring an open concept layout, this home showcases sleep contemporary finishes, elegant tile flooring throughout and a bright airy design filled with natural light. Located in a highly desirable school district close to the beaches of SPI, this home is ideal for those seeking modern coastal living with easy access to everything the area has to offer. Whether you are looking for a primary residence, vacation getaway, or investment opportunity, this beautiful Port Isabel home checks all the boxes! Home includes sod front/back, fence, zebra blinds throughout, sprinkler system, 2-10 home warranty! Turnkey home, ready to go!

17. 2026-05-21
    listed $279,895 Active 823-char remark

    Show marketing remark (823 chars)

    Welcome to coastal living in beautiful Port Isabel, TX! This modern 3-bedroom, 2 bath home offers the perfect blend of style, comfort, and convenience just minutes from South Padre Island, TX! Featuring an open concept layout, this home showcases sleep contemporary finishes, elegant tile flooring throughout and a bright airy design filled with natural light. Located in a highly desirable school district close to the beaches of SPI, this home is ideal for those seeking modern coastal living with easy access to everything the area has to offer. Whether you are looking for a primary residence, vacation getaway, or investment opportunity, this beautiful Port Isabel home checks all the boxes! Home includes sod front/back, fence, zebra blinds throughout, sprinkler system, 2-10 home warranty! Turnkey home, ready to go!

ⓘ 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: $27,773
• − Mortgage interest: −$15,678
• − Property taxes: −$4,198
• − Insurance: −$1,399
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − Depreciation: −$8,142
• Taxable loss: −$6,089
• Est. tax savings @ 24.0%: +$1,461
• After-tax cash flow: $191/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 · 6 photos

Good 80/100 None rehab

This modern 3-bedroom, 2-bath home in Port Isabel, TX is in excellent condition with no visible repairs needed. It offers a great blend of style and comfort, making it ideal for both primary residence and investment opportunities.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Rental HVAC maintenance — Ensures comfort and energy efficiency
• Resale Interior touch-ups — Maintains a fresh and inviting interior

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Rental HVAC maintenance — Ensures comfort and energy efficiency ↑
• Resale Interior touch-ups — Maintains a fresh and inviting interior ↑

ⓘ 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
• County: Cameron County · 310,734 people
• Metro: Brownsville-Harlingen, TX
• Population (ZIP): 87,380
• Household income: $44,509
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 2682.0

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: Predominantly Hispanic (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 45% White 3%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 30% · Canada
• Languages at home: 12% English-only · Spanish 88%

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: ▼ -81.45%
• Current HPI: 232.1072
• Rent YoY: ▲ 8.19%
• Metro: Brownsville-Harlingen, TX
• 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

• 2026-05-21 Listed $279,895 SPIBOR
• 2026-05-21 Listed $279,895 RGVMLS