6317 Hwy. 361 #2114 · Corpus Christi, TX 78373

$85,000

1 bd · 1.0 ba · 660 sqft · Townhouse public records · 37 Days on market

Built 1985 2,579 sqft lot $988/mo HOA · 51% 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 +13.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Popular 1br Port Royal condo. Located close to the center of the building with an expansive view of the fabulous lagoon style swimming pool. Port Royal also offers hot tubs, swim-up cabana bars, restaurant, convenience store, volleyball, tennis, ballroom, boardwalk to the beach, and on-site management. It is a true resort property! #2114 is one of the highest grossing 1br units in the building. Offset the cost of ownership by renting when you are not using it! Offered completely furnished and ready for a prime vacation home or investment property.

Key facts

• Private boardwalk
• Tropical pool
• Swim up bar

Tags

• TROPICAL POOL
• PRIVATE BOARDWALK
• SWIM UP BAR
• GRILL AREA
• SHADE CABANAS

Property features AI

Finance

• Other: Short-term rentals allowed
• HOA & community: Homeowners association with monthly fee; Association amenities include beach rights, beach access, pool, and spa/hot tub; Association fee covers common areas, cable TV, insurance, internet, grounds and structure maintenance, security, trash, and water

Exterior

• Parking: Asphalt parking; Front entry parking
• Utilities: Municipal utilities; Public water; Public sewer
• Home design: Single-story property; Pillar/post/pier foundation; Metal roof
• Construction: Concrete and stucco construction
• Exterior features: Deck; Covered patio/porch; Hot tub / spa; Private in-ground heated concrete pool (lap pool); Beachfront lot; Waterfront with Gulf/ocean access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Garbage disposal; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cable TV available; Breakfast bar
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $85k.

Deal economics

• At list price, monthly cash flow is $8 ($91/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.6% in Corpus Christi — 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 78/100 on livability (#66 in TX, #2,404 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F.
• Port Aransas ISD (rural): math 57% / reading 63% proficiency, ranked #68 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1024 active listings in the ZIP; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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: HOA is 51% of rent.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.30% ✓
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $50,160
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6317 State Highway 361 #2205	0.00mi	1/1.0	660 (0%)	10mo	$49,000	$74	92
6317 State Highway 361 #2203	0.00mi	1/1.0	660 (0%)	18mo	$50,000	$76	85

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-12,676
• Equity at exit: $12,674

10-year hold

• IRR: -4.9%
• Equity multiple: 0.67×
• Total profit: $-7,923
• Equity at exit: $7,349

Cash invested: $23,800 (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 78373

• Active inventory: 1024
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,956 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$35
• HOA: −$988
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $8

Break-even live

Break-even rent $1,946

Max offer price $85,000

Occupancy floor 95%

Sensitivity live

Price	-10% $56	-5% $32	+0% $8	+5% $-16	+10% $-41
Rent	-10% $-147	-5% $-70	+0% $8	+5% $85	+10% $162
Rate	-1.0pp $50	-0.5pp $29	base $8	+0.5pp $-14	+1.0pp $-37

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $988 · $11,856/yr
• Likely covers: pool

Listing history 10 events

1. 2026-04-16
   status Pending
2. 2026-02-28
   listed $85,000 Active
3. 2016-02-02
   soldstatus
4. 2016-01-30
   historical 555-char remark

   Show marketing remark (555 chars)

   Popular 1br Port Royal condo. Located close to the center of the building with an expansive view of the fabulous lagoon style swimming pool. Port Royal also offers hot tubs, swim-up cabana bars, restaurant, convenience store, volleyball, tennis, ballroom, boardwalk to the beach, and on-site management. It is a true resort property! #2114 is one of the highest grossing 1br units in the building. Offset the cost of ownership by renting when you are not using it! Offered completely furnished and ready for a prime vacation home or investment property.

5. 2016-01-19
   soldstatus Closed 555-char remark

   Show marketing remark (555 chars)

   Popular 1br Port Royal condo. Located close to the center of the building with an expansive view of the fabulous lagoon style swimming pool. Port Royal also offers hot tubs, swim-up cabana bars, restaurant, convenience store, volleyball, tennis, ballroom, boardwalk to the beach, and on-site management. It is a true resort property! #2114 is one of the highest grossing 1br units in the building. Offset the cost of ownership by renting when you are not using it! Offered completely furnished and ready for a prime vacation home or investment property.

6. 2015-12-20
   status Pending 555-char remark

   Show marketing remark (555 chars)

   Popular 1br Port Royal condo. Located close to the center of the building with an expansive view of the fabulous lagoon style swimming pool. Port Royal also offers hot tubs, swim-up cabana bars, restaurant, convenience store, volleyball, tennis, ballroom, boardwalk to the beach, and on-site management. It is a true resort property! #2114 is one of the highest grossing 1br units in the building. Offset the cost of ownership by renting when you are not using it! Offered completely furnished and ready for a prime vacation home or investment property.

7. 2015-12-04
   historical Option Period 555-char remark

   Show marketing remark (555 chars)

   Popular 1br Port Royal condo. Located close to the center of the building with an expansive view of the fabulous lagoon style swimming pool. Port Royal also offers hot tubs, swim-up cabana bars, restaurant, convenience store, volleyball, tennis, ballroom, boardwalk to the beach, and on-site management. It is a true resort property! #2114 is one of the highest grossing 1br units in the building. Offset the cost of ownership by renting when you are not using it! Offered completely furnished and ready for a prime vacation home or investment property.

8. 2015-09-14
   listed $214,000 Active 555-char remark

   Show marketing remark (555 chars)

   Popular 1br Port Royal condo. Located close to the center of the building with an expansive view of the fabulous lagoon style swimming pool. Port Royal also offers hot tubs, swim-up cabana bars, restaurant, convenience store, volleyball, tennis, ballroom, boardwalk to the beach, and on-site management. It is a true resort property! #2114 is one of the highest grossing 1br units in the building. Offset the cost of ownership by renting when you are not using it! Offered completely furnished and ready for a prime vacation home or investment property.

9. 2009-07-28
   listed $230,000
10. 2006-07-31
    soldstatus

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$738/yr (+$62/mo · 90.3%)

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

Taxation est. · year 1

• Rental income: $23,467
• − Mortgage interest: −$4,761
• − Property taxes: −$817
• − Insurance: −$425
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − HOA: −$11,856
• − Depreciation: −$2,473
• Taxable loss: −$620
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $240/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: Port Aransas ISD
• NCES district ID: 4835370
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 63% ▼ -2.00%
• Median HH income: $47,528
• Composite: 50.82/100
• National rank: #1803
• State rank: #68 of 826 in TX

Livability — Corpus Christi

• Score: 78/100
• State rank: #66
• US rank: #2404

Category grades

Amenities C Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corpus Christi, TX
• City population: 296,836
• Population (ZIP): 3,314

Population outlook (Nueces County) Hauer SSP2

• Today (2025): 418,037 people
• By 2030: 447,123 · +7.0%
• By 2040: 505,911 · +21.0%
• By 2050: 567,522 · +35.8%
• By 2075: 729,686 · +74.6%
• By 2100: 847,087 · +102.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Slovak 2% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 3%

Political lean MEDSL · Nueces

• 2024 margin: R (+11.5) · D 43.8% · R 55.3%
• 2008→2024 swing: -7.1pp toward R · 2008: -4.4pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+2.9 2016: R+1.5 2012: R+3.2 2008: R+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -205.54%
• Current HPI: 268.699
• 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

-63.0% since first listed

10 events — show timeline

• 2026-04-16 Pending — CBMLS
• 2026-02-28 Listed $85,000 CBMLS
• 2016-02-02 Sold (Public Records) — Public Records
• 2016-01-30 Delisted — CBMLS
• 2016-01-19 Sold (MLS) — CBMLS
• 2015-12-20 Pending — CBMLS
• 2015-12-04 Contingent — CBMLS
• 2015-09-14 Listed $214,000 CBMLS
• 2009-07-28 Listed $230,000 CBMLS
• 2006-07-31 Sold (Public Records) — Public Records

Property tax history

-14.4%/yr

Latest (2025): $817 · +16.1% YoY. Source: county tax records.