111 E Campeche St #2 · South Padre Island, TX 78597

$284,000

2 bd · 2.0 ba · 992 sqft · Condo · 222 Days on market

Built 2006 Good condition $286/sqft · 8% below area Est $310k · 8% under $379/mo HOA · 15% of rent ↓ 16% 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 +11.2/15.0
• Cash flow +7.6/30.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting GROUND FLOOR 2-bedroom, 2-bath condo in a well-kept eight-unit complex just block from the beach. Bright and airy, the condo feels really roomy with high ceilings, nice ceiling fans, and abundant natural lighting. The open living area flows to a kitchen with granite countertops and stainless steel appliances - dining area and bar seating. Bedrooms spacious and comfortable, 2 bathrooms include one with a bathtub and the other with a separate shower. Sold fully furnished, it is move-in ready and ideal for personal use or rental income. The HOA is well maintained, - the entire building painted, new pool plaster, and gutters. This condo offers a relaxed coastal atmosphere, easy access to restaurants, shopping, and island activities, and excellent potential as a vacation retreat, investment property, or full-time home at a competitive island price.

Key facts

• New pool plaster
• Well maintained
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• MOVE IN READY
• WELL MAINTAINED
• NEW POOL PLASTER
• EASY ACCESS TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $284k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-768 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (39.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (10.8% below list).
• Recommended offer: $173k (39.1% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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; 24 comparable units currently listed for rent nearby; rentals lingering (median 70d 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).
• This rent runs 44% of the median local income ($68k/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 $2k of loan paydown is wiped out by about $9k 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 222 days — a 12% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,903 (39.1% 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 222 days. Have you received any prior offers? Is the seller open to a 39% 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: 0.89% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.15%
• DSCR: 0.77
• GRM: 9.3

CMA / ARV

• ARV (median comp): $309,502
• List price: $284,000
• Delta: -8.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 E Atol St #1	0.15mi	2/2.0	882 (-11%)	3mo	$310,000	$351	72
113 E Retama St #10	0.17mi	2/2.0	850 (-14%)	0mo	$315,000	$371	68
3000 Gulf Blvd #302	0.21mi	2/2.0	1,120 (+13%)	6mo	$599,999	$536	63
2401 Gulf Blvd #212	0.40mi	2/2.0	1,102 (+11%)	2mo	$349,000	$317	61
111 E Morningside Dr #209	1.31mi	2/2.0	1,040 (+5%)	2mo	$338,000	$325	55
115 E Marlin St Unit D	0.50mi	2/2.0	1,130 (+14%)	2mo	$435,000	$385	52
124 E Mars St Unit A	0.83mi	2/2.0	1,070 (+8%)	2mo	$399,900	$374	50
404 Padre Blvd #202	1.48mi	2/2.0	926 (-7%)	5mo	$519,000	$560	50
111 E Venus Ln #3	0.68mi	3/2.0 (+1)	1,109 (+12%)	1mo	$355,000	$320	43
2100 Gulf Blvd	0.60mi	3/2.0 (+1)	1,226 (+24%)	3mo	$640,000	$522	40
404 Padre Blvd #1004	1.48mi	2/2.0	1,235 (+24%)	2mo	$480,000	$389	38
708 Padre Blvd #1504	1.28mi	2/2.0	1,172 (+18%)	4mo	$584,900	$499	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: -37.2%
• Equity multiple: -0.19×
• Total profit: $-94,386
• Equity at exit: $42,345

10-year hold

• IRR: -51.3%
• Equity multiple: -0.80×
• Total profit: $-142,989
• Equity at exit: $24,555

Cash invested: $79,520 (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 →

Active competition Active MLS

• For sale now: 3 active · 4 under contract
• Median asking: $339,000 ($345/sqft)
• Median days on market: 182 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -9.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78597

• Home prices YoY: -13.5%
• Active inventory: 580
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,532 high
• Mortgage (P&I): −$1,489
• Tax est. 1.5%: −$355 /mo · $4,260/yr
• Insurance: −$118
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$379
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-768

Break-even live

Break-even rent $3,504

Max offer price $172,903

Occupancy floor —

Sensitivity live

Price	-10% $-571	-5% $-670	+0% $-768	+5% $-866	+10% $-964
Rent	-10% $-968	-5% $-868	+0% $-768	+5% $-668	+10% $-568
Rate	-1.0pp $-625	-0.5pp $-696	base $-768	+0.5pp $-841	+1.0pp $-916

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: $71,000
• Closing costs: $8,520
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 E Campeche St Unit 1515050P South Padre Island, TX	2.0	2.0	990	$4,170	$4.21	70d	1	0.05mi
123 E Dolphin St Unit 2 South Padre Island, TX	2.0	1.0	995	$2,200	$2.21	93d	1	0.15mi
114 E Atol St #4 South Padre Island, TX	2.0	2.0	853	$2,100	$2.46	93d	1	0.16mi
109 E Retama St South Padre Island, TX	2.0	2.0	885	$2,100	$2.37	93d	1	0.18mi
126 E Swordfish St Unit 1 South Padre Island, TX	2.0	2.0	900	$2,600	$2.89	93d	1	0.22mi
126 E Swordfish St Unit 4 South Padre Island, TX	2.0	2.0	900	$2,670	$2.97	93d	1	0.22mi
110 E Amberjack St Unit 1 South Padre Island, TX	2.0	2.0	856	$2,660	$3.11	70d	1	0.31mi
117 E Lantana St Unit 1515053P South Padre Island, TX	2.0	2.0	1108	$3,332	$3.01	63d	1	0.35mi
210 W Gardenia St Unit 11 South Padre Island, TX	2.0	1.0	684	$2,000	$2.92	93d	1	0.55mi
210 W Gardenia St Unit 12 South Padre Island, TX	2.0	1.0	684	$2,450	$3.58	63d	1	0.55mi
109 E Venus Ln Unit 2 South Padre Island, TX	1.0	1.0	750	$1,250	$1.67	70d	1	0.69mi
109 E Venus Ln Unit 3 South Padre Island, TX	1.0	1.0	750	$1,150	$1.53	70d	1	0.69mi
107 E Venus Ln Unit 1 South Padre Island, TX	2.0	1.0	750	$1,275	$1.70	63d	1	0.71mi
111 W Sunny Isle Dr Unit 201 South Padre Island, TX	2.0	2.0	928	$2,500	$2.69	63d	1	0.85mi
113 W Sunny Isle Dr Unit 2 South Padre Island, TX	2.0	1.0	750	$2,300	$3.07	63d	1	0.85mi
101 E Capricorn Dr Unit B South Padre Island, TX	2.0	2.0	800	$2,300	$2.88	93d	1	0.92mi
106 W Capricorn Dr South Padre Island, TX	2.0	2.0	1084	$2,200	$2.03	93d	1	0.97mi
103 E Aries Dr #3 South Padre Island, TX	2.0	2.0	1021	$2,200	$2.15	93d	1	0.98mi
102 W Aries Dr Unit A South Padre Island, TX	2.0	2.0	1084	$2,150	$1.98	63d	1	1.02mi
111 E Polaris Dr #7 South Padre Island, TX	2.0	2.0	882	$1,800	$2.04	93d	1	1.03mi
125 E Morningside Dr Unit 302 South Padre Island, TX	2.0	2.0	680	$1,900	$2.79	63d	1	1.31mi
115 E Coronado Dr South Padre Island, TX	2.0	1.5	843	$2,200	$2.61	63d	1	1.38mi
104 E Parade Dr #19 South Padre Island, TX	2.0	2.5	1100	$2,200	$2.00	63d	1	1.43mi
404 Padre Blvd Unit 1507754P South Padre Island, TX	1.0	2.0	667	$3,382	$5.07	63d	1	1.47mi

HOA detail $379/mo · $4,548/yr condo

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

Listing history 39 events

1. 2026-07-10
   days on market $284,000 Active 222 DOM
2. 2026-07-09
   days on market $284,000 Active 221 DOM
3. 2026-07-08
   days on market $284,000 Active 220 DOM
4. 2026-07-07
   days on market $284,000 Active 219 DOM
5. 2026-07-06
   days on market $284,000 Active 218 DOM
6. 2026-07-05
   days on market $284,000 Active 217 DOM
7. 2026-07-04
   days on market $284,000 Active 216 DOM
8. 2026-07-03
   days on market $284,000 Active 215 DOM
9. 2026-07-02
   days on market $284,000 Active 214 DOM
10. 2026-07-01
    days on market $284,000 Active 213 DOM
11. 2026-06-30
    days on market $284,000 Active 212 DOM
12. 2026-06-29
    days on market $284,000 Active 211 DOM
13. 2026-06-28
    days on market $284,000 Active 210 DOM
14. 2026-06-28
    days on market $284,000 Active 209 DOM
15. 2026-06-27
    days on market $284,000 Active 208 DOM
16. 2026-06-25
    days on market $284,000 Active 206 DOM
17. 2026-06-23
    days on market $284,000 Active 204 DOM
18. 2026-06-22
    days on market $284,000 Active 203 DOM
19. 2026-06-18
    days on market $284,000 Active 200 DOM
20. 2026-06-17
    days on market $284,000 Active 199 DOM
21. 2026-06-16
    days on market $284,000 Active 198 DOM
22. 2026-06-15
    days on market $284,000 Active 197 DOM
23. 2026-06-14
    days on market $284,000 Active 195 DOM
24. 2026-06-13
    days on market $284,000 Active 194 DOM
25. 2026-06-10
    days on market $284,000 Active 192 DOM
26. 2026-06-09
    days on market $284,000 Active 191 DOM
27. 2026-06-09
    days on market $284,000 Active 190 DOM
28. 2026-06-07
    days on market $284,000 Active 189 DOM
29. 2026-06-03
    days on market $284,000 Active 185 DOM
30. 2026-06-02
    days on market $284,000 Active 184 DOM
31. 2026-06-01
    days on market $284,000 Active 183 DOM
32. 2026-05-31
    days on market $284,000 Active 182 DOM
33. 2026-05-30
    days on market $284,000 Active 181 DOM
34. 2025-11-30
    listed $284,000 Active 881-char remark

    Show marketing remark (881 chars)

    Welcome to this inviting GROUND FLOOR 2-bedroom, 2-bath condo in a well-kept eight-unit complex just block from the beach. Bright and airy, the condo feels really roomy with high ceilings, nice ceiling fans, and abundant natural lighting. The open living area flows to a kitchen with granite countertops and stainless steel appliances - dining area and bar seating. Bedrooms spacious and comfortable, 2 bathrooms include one with a bathtub and the other with a separate shower. Sold fully furnished, it is move-in ready and ideal for personal use or rental income. The HOA is well maintained, - the entire building painted, new pool plaster, and gutters. This condo offers a relaxed coastal atmosphere, easy access to restaurants, shopping, and island activities, and excellent potential as a vacation retreat, investment property, or full-time home at a competitive island price.

35. 2025-07-10
    price $310,000
36. 2025-05-22
    status Active
37. 2025-03-04
    status Active
38. 2025-02-03
    price $320,000
39. 2025-01-21
    listed $340,000 Active

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥105°F today · 30 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: $30,386
• − Mortgage interest: −$15,908
• − Property taxes: −$4,260
• − Insurance: −$6,538
• − Repairs & maintenance: −$2,431
• − Management: −$2,431
• − HOA: −$4,548
• − Depreciation: −$8,262
• Taxable loss: −$13,992
• Est. tax savings @ 24.0%: +$3,358
• After-tax cash flow: $-5,855/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 $4,960–$14,880 screening

This move-in ready condo is in good condition with fresh paint and updated appliances. It offers a good return on investment with potential for rental or resale.

Value-add opportunities

• Both update flooring to hardwood — enhances curb appeal and interior aesthetics ↑
• Both update kitchen appliances — modernizes the space and adds value ↑
• Both update bathroom fixtures — modernizes the space and adds value ↑

ⓘ 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

-16.5% since first listed

6 events — show timeline

• 2025-11-30 Listed $284,000 SPIBOR
• 2025-07-10 Price Changed $310,000 SPIBOR
• 2025-05-22 Relisted — SPIBOR
• 2025-03-04 Relisted — SPIBOR
• 2025-02-03 Price Changed $320,000 SPIBOR
• 2025-01-21 Listed $340,000 SPIBOR