15034 Aruba Dr #113 · Corpus Christi, TX 78418

$189,000

1 bd · 1.0 ba · 495 sqft · Condo public records · 206 Days on market

Built 2019 Good condition $382/sqft · 16% below area Est $225k · 16% under $563/mo HOA · 44% of rent ↓ 9% since listing

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Why this score? — see what drove the F 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 +14.6/15.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.4/5.0
• 1% rule +1.8/10.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE! * A portion of closing costs may be paid with an acceptable offer * Resort-style living on North Padre Island! Welcome to 15034 Aruba Dr #113, a beautifully decorated, like new, first-floor corner unit in the desirable Aruba Duex Condominiums at Aruba Bay Resort. This fully furnished one-bedroom condo overlooks the pool and offers a perfect blend of comfort, convenience, and coastal charm. The open-concept living space features a full kitchen with quartz countertops, stainless steel appliances, and a stacked washer and dryer. The spacious bathroom offers modern finishes and ample storage. Thoughtfully furnished and turn-key, this unit is ideal for personal use or as a short-term rental investment. Ownership includes access to an exceptional array of resort amenities, including the waterfront Kokomo Yacht Club, two heated pools, water slides, fishing piers, pickleball court, fitness center, outdoor grilling areas, clubhouse, party room, boat slips and a two-story deck. The beach is just a short walk away, making this a highly desirable destination for vacationers year-round. The monthly HOA fee covers water, internet, premium cable TV, trash, insurance, exterior maintenance, and common areas, providing a truly low-maintenance ownership experience. Whether you’re looking for a vacation getaway, income-producing property, or island retreat, this condo offers it all in one of North Padre Island’s most popular resort communities. Schedule your private tour today!

Key facts

• Full kitchen
• Overlooks the pool
• Granite countertops

Tags

• FIRST FLOOR CORNER UNIT
• OVERLOOKS THE POOL
• FULL KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• STACKED WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $189k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $3k (98.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (32.3% below list).
• Recommended offer: $3k (98.3% below list) — sets the bar for cash-flow.
• Cap rate 0.3% vs local median 3.7% in Corpus Christi — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Flour Bluff El (math 40% / reading 42%, grade F, #1,462 of 4,322 statewide, top 34%, 759 students, 53% FRL); Flour Bluff J H (math 45% / reading 53%, grade C-, #378 of 1,662 statewide, top 23%, 919 students, 46% FRL); Flour Bluff H S (math 33% / reading 62%, grade D, #583 of 1,632 statewide, top 36%, 1,958 students, 40% FRL).
• Market conditions: Rents soft (-0.6%/yr); 814 active listings in the ZIP; solid renter incomes; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent is only 17% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 206 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 44% of rent.
• 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→33/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,134 (98.3% 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. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 98% 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. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.68% ✗
• Cap rate: 0.34%
• Cash-on-cash: -21.26%
• DSCR: 0.05
• GRM: 12.3

CMA / ARV

• ARV (median comp): $224,636
• List price: $189,000
• Delta: -15.86%
• 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
15034 Aruba Dr #202	0.00mi	1/1.0	495 (0%)	12mo	$175,000	$354	90
15034 Aruba Dr #110	0.00mi	1/1.0	495 (0%)	15mo	$219,900	$444	88
15034 Aruba Drive #112	0.00mi	1/1.0	495 (0%)	18mo	$234,900	$475	85
15209 Leeward Dr #6	0.18mi	1/1.0	600 (+21%)	0mo	$189,000	$315	66
14721 Whitecap Blvd #112	0.47mi	1/1.0	520 (+5%)	16mo	$219,900	$423	56
14721 Whitecap Blvd #215	0.46mi	1/1.0	520 (+5%)	20mo	$224,000	$431	54
15209 Leeward Dr Unit B3	0.18mi	1/1.0	610 (+23%)	18mo	$199,000	$326	51
14721 Whitecap Blvd #235	0.49mi	1/1.0	520 (+5%)	25mo	$224,900	$433	49
14802 Windward Dr #114	0.44mi	1/1.0	530 (+7%)	30mo	$275,000	$519	48
14721 Whitecap Blvd #211	0.47mi	1/1.0	565 (+14%)	26mo	$260,000	$460	34
14721 Whitecap Blvd #382	0.47mi	1/1.0	565 (+14%)	28mo	$244,990	$434	34
14721 Whitecap Blvd #338	0.50mi	1/1.0	565 (+14%)	26mo	$239,900	$425	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -98.1%
• Equity multiple: -1.28×
• Total profit: $-120,593
• Equity at exit: $28,181

10-year hold

• IRR: —
• Equity multiple: -3.32×
• Total profit: $-228,647
• Equity at exit: $16,341

Cash invested: $52,920 (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 78418

• Rents YoY: -0.6%
• Active inventory: 814
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$316 /mo · $3,793/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$563
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-1,364

Break-even live

Break-even rent $3,007

Max offer price $3,134

Occupancy floor —

Sensitivity live

Price	-10% $-1,257	-5% $-1,311	+0% $-1,364	+5% $-1,418	+10% $-1,471
Rent	-10% $-1,465	-5% $-1,415	+0% $-1,364	+5% $-1,314	+10% $-1,263
Rate	-1.0pp $-1,269	-0.5pp $-1,316	base $-1,364	+0.5pp $-1,413	+1.0pp $-1,463

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: $47,250
• Closing costs: $5,670
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

HOA detail $563/mo · $6,756/yr condo

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

Listing history 50 events

1. 2026-08-08
   days on market $189,000 Active 206 DOM
2. 2026-08-07
   days on market $189,000 Active 205 DOM
3. 2026-08-06
   days on market $189,000 Active 204 DOM
4. 2026-08-05
   days on market $189,000 Active 203 DOM
5. 2026-08-04
   days on market $189,000 Active 202 DOM
6. 2026-08-03
   days on market $189,000 Active 201 DOM
7. 2026-07-31
   days on market $189,000 Active 198 DOM
8. 2026-07-30
   days on market $189,000 Active 197 DOM
9. 2026-07-29
   days on market $189,000 Active 196 DOM
10. 2026-07-27
    days on market $189,000 Active 194 DOM
11. 2026-07-25
    days on market $189,000 Active 192 DOM
12. 2026-07-24
    days on market $189,000 Active 191 DOM
13. 2026-07-23
    days on market $189,000 Active 190 DOM
14. 2026-07-22
    days on market $189,000 Active 189 DOM
15. 2026-07-21
    days on market $189,000 Active 188 DOM
16. 2026-07-18
    days on market $189,000 Active 185 DOM
17. 2026-07-16
    days on market $189,000 Active 183 DOM
18. 2026-07-16
    days on market $189,000 Active 182 DOM
19. 2026-07-14
    days on market $189,000 Active 181 DOM
20. 2026-07-14
    days on market $189,000 Active 180 DOM
21. 2026-07-12
    days on market $189,000 Active 179 DOM
22. 2026-07-11
    days on market $189,000 Active 178 DOM
23. 2026-07-10
    days on market $189,000 Active 177 DOM
24. 2026-07-09
    days on market $189,000 Active 176 DOM
25. 2026-07-08
    days on market $189,000 Active 175 DOM
26. 2026-07-07
    days on market $189,000 Active 174 DOM
27. 2026-07-06
    days on market $189,000 Active 173 DOM
28. 2026-07-05
    days on market $189,000 Active 172 DOM
29. 2026-07-04
    days on market $189,000 Active 171 DOM
30. 2026-07-03
    days on market $189,000 Active 170 DOM
31. 2026-07-02
    days on market $189,000 Active 169 DOM
32. 2026-07-01
    days on market $189,000 Active 168 DOM
33. 2026-06-30
    days on market $189,000 Active 167 DOM
34. 2026-06-29
    days on market $189,000 Active 166 DOM
35. 2026-06-28
    days on market $189,000 Active 165 DOM
36. 2026-06-28
    days on market $189,000 Active 164 DOM
37. 2026-06-27
    days on market $189,000 Active 163 DOM
38. 2026-06-25
    days on market $189,000 Active 161 DOM
39. 2026-06-23
    days on market $189,000 Active 159 DOM
40. 2026-06-22
    days on market $189,000 Active 158 DOM
41. 2026-06-18
    days on market $189,000 Active 155 DOM
42. 2026-06-17
    days on market $189,000 Active 154 DOM
43. 2026-06-16
    days on market $189,000 Active 153 DOM
44. 2026-06-15
    days on market $189,000 Active 152 DOM
45. 2026-06-14
    days on market $189,000 Active 150 DOM
46. 2026-06-13
    days on market $189,000 Active 149 DOM
47. 2026-06-10
    days on market $189,000 Active 147 DOM
48. 2026-06-09
    days on market $189,000 Active 146 DOM
49. 2026-06-08
    days on market $189,000 Active 145 DOM
50. 2026-06-07
    days on market $189,000 Active 144 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: $3,793 · $316/mo
• Projected year-2 tax: $3,793 · $316/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥108°F today · 33 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: $15,360
• − Mortgage interest: −$10,587
• − Property taxes: −$3,793
• − Insurance: −$6,064
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − HOA: −$6,756
• − Depreciation: −$5,498
• Taxable loss: −$19,795
• Est. tax savings @ 24.0%: +$4,751
• After-tax cash flow: $-11,621/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $2,475–$7,425 screening

This beautifully decorated, first-floor corner unit in the Aruba Duex Condominiums at Aruba Bay Resort is in excellent condition and ready for immediate occupancy.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Reorganizing furniture for better flow — Improves functionality and visual appeal ↑
• Both Upgrading kitchen appliances — Enhances functionality and visual appeal ↑

ⓘ 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.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Early Childhood Center Middle Flour Bluff Int C- TX #378/1,662 Nat'l #3,736/14,009 High Flour Bluff H S D TX #583/1,632 Nat'l #6,282/17,239

Schools (NCES district)

No district data.

B Composite livability gradescore 78/100

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
• County: Nueces County · 418,037 people
• City population: 296,836
• Metro: Corpus Christi, TX
• Population (ZIP): 29,790
• Household income: $92,445
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 29% Two or more races 19% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 83% English-only · Spanish 14% Tagalog/Filipino 2%

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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: ▼ -168.81%
• Current HPI: 193.902
• Rent YoY: ▼ -0.57%
• Metro: Corpus Christi, 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

-9.3% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $194,900 CBMLS
• 2026-03-25 Price Changed $199,900 CBMLS
• 2026-01-12 Listed $215,000 CBMLS

Property tax history

+53.0%/yr

Latest (2025): $3,793 · -16.2% YoY. Source: county tax records.