Is 517 S Lamont in Aransas Pass, TX a good investment?

CashFlowRE grades it B+ with a 14.5% cap rate and $750/mo modeled cash flow at a $109,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 517 S Lamont?

The modeled cap rate is 14.5% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,902/month, from CashFlowRE's rent model.

B+ Composite 77.13

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
Condition / age +2.8/5.0
Rent growth +2.5/5.0
Appreciation +0.0/10.0

$109,000

517 S Lamont · Aransas Pass, TX 78336

3 bd · 2.0 ba · 1,151 sqft · SingleFamily · 142 Days on market

Built 1950 Average condition 5,000 sqft lot $95/sqft · 37% below area Est $174k · 38% under ↓ 13% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

3-bedroom, 2-bath home on a 5,000 sq ft lot in Aransas Pass. Features hardwood floors throughout living areas and bedrooms, arched doorway between living and dining rooms, white kitchen with tile floor, and a covered front porch.

Key facts

Covered front porch
Arched doorway
Hardwood floors

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $109k. Condition is rated average.

Deal economics

At list price, monthly cash flow is $750 ($9k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($2k rent vs $109k).
Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
Cap rate 14.5% 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 39% 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 $754 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

It's been on market 142 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.75% ✓
Cap rate: 14.55%
Cash-on-cash: 29.47%
DSCR: 2.31
GRM: 4.8

CMA / ARV

ARV (median comp): $174,400
List price: $109,000
Delta: -31.77%
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
630 S Lamont	0.12mi	3/2.0	1,269 (+10%)	4mo	$229,000	$180	74
944 S Lamont St	0.40mi	3/2.0	1,208 (+5%)	1mo	$215,000	$178	72
348 S Whitney St	0.15mi	2/2.5 (-1)	1,220 (+6%)	5mo	$199,000	$163	72
648 S 9th	0.40mi	3/2.0	1,072 (-7%)	1mo	$199,900	$186	69
315 W Greenwood Ave	0.20mi	2/1.0 (-1)	1,020 (-11%)	3mo	$195,000	$191	60
553 S 12th St	0.57mi	3/2.0	1,108 (-4%)	9mo	$175,000	$158	60
114 Spoonbill Ave	0.67mi	3/1.5	1,120 (-3%)	7mo	$175,000	$156	57
1215 S Whitney St	0.69mi	3/2.0	1,215 (+6%)	3mo	$139,000	$114	56
229 S 12th St	0.63mi	3/2.0	1,264 (+10%)	4mo	$219,000	$173	51
936 S 10th St	0.59mi	4/2.0 (+1)	1,270 (+10%)	3mo	$237,500	$187	48
1315 W Goodnight Ave	0.61mi	3/1.0	1,066 (-7%)	9mo	$82,500	$77	48
1034 S 10th St	0.66mi	2/2.0 (-1)	1,312 (+14%)	8mo	$179,900	$137	35

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: 24.0%
Equity multiple: 1.99×
Total profit: $30,111
Equity at exit: $16,252

10-year hold

IRR: 31.8%
Equity multiple: 3.88×
Total profit: $87,816
Equity at exit: $9,424

Cash invested: $30,520 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 28 active · 17 under contract
Months of supply: 9.9 mo (10%/mo absorbed)
Median asking: $222,500 ($186/sqft)
Median days on market: 69 d
This list price: lowest-priced of the active set
ARV vs active asking: -18.4% 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: $1,902 high interval (Pro) →
Mortgage (P&I): −$572
Tax est. 1.5%: −$136 /mo · $1,635/yr
Insurance: −$45
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$400
Net cashflow: $750

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 56%

Sensitivity live

Price	-10% $825	-5% $787	+0% $750	+5% $712	+10% $674
Rent	-10% $599	-5% $674	+0% $750	+5% $825	+10% $900
Rate	-1.0pp $805	-0.5pp $777	base $750	+0.5pp $721	+1.0pp $693

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: $27,250
Closing costs: $3,270
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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
659 S Rife St Aransas Pass, TX	2.0	2.0	768	$1,800	$2.34	5d	1	0.28mi
1109 W Nelson Ave Aransas Pass, TX	2.0	2.0	1304	$1,800	$1.38	139d	1	0.46mi
215 S 11th St Unit 2 Aransas Pass, TX	2.0	1.0	700	$950	$1.36	5d	1	0.55mi
1131 S 8th St Aransas Pass, TX	3.0	2.0	1498	$3,999	$2.67	0d	1	0.65mi
1131 S 8th St Unit 1268400P Aransas Pass, TX	3.0	2.0	1280	$4,105	$3.21	139d	1	0.65mi
245 N Arch St Aransas Pass, TX	3.0	2.0	1387	$1,850	$1.33	0d	1	0.71mi
245 N Arch St Aransas Pass, TX	3.0	2.0	1387	$1,800	$1.30	1d	1	0.71mi
1225 S Whitney St Aransas Pass, TX	2.0	1.0	882	$1,200	$1.36	0d	1	0.73mi
633 N Commercial St Aransas Pass, TX	2.0	1.0	900	$1,850	$2.06	116d	1	0.98mi
2255 McMullen Ln Aransas Pass, TX	2.0–4.0	2.0–3.0	1643	$1,871	$1.14	0d	10	1.32mi

Property features AI

Finance

Other: Lot size approximately 0.11 acres
Financial info: No financial details provided
HOA & community: Short-term rentals allowed

Exterior

Parking: Front entry parking
Security: No security features specified
Utilities: Public water availablePublic sewer availableUtilities available
Home design: Single-story homeShingle roofBuilt with HardiPlank and wood sidingPillar/post/pier foundationLocated on an interior lot with city street frontage
Construction: HardiPlank and wood siding constructionShingle roofPillar/Post/Pier foundation1 story
Exterior features: No additional exterior features specifiedWood fencing

Interior

Kitchen: Electric ovenElectric range
Bedrooms: Bedroom details not provided
Flooring: Hardwood flooringTile flooring
Bathrooms: 2 full bathrooms
Heating & cooling: Central heating (electric)Central air conditioning
Interior features: No additional interior features specified
Laundry & utility: Washer hookupDryer hookup

Listing history 50 events

2026-09-23

pricedays on market $109,000 Active 142 DOM
2026-09-20

days on market $119,000 Active 139 DOM
2026-09-18

statusdays on market $119,000 Active 137 DOM
2026-09-11

statusdays on market $119,000 Pending 136 DOM
2026-09-05

days on market $119,000 Active 134 DOM
2026-09-04

days on market $119,000 Active 133 DOM
2026-09-03

days on market $119,000 Active 132 DOM
2026-09-02

days on market $119,000 Active 131 DOM
2026-08-30

days on market $119,000 Active 128 DOM
2026-08-29

days on market $119,000 Active 127 DOM
2026-08-28

days on market $119,000 Active 126 DOM
2026-08-27

days on market $119,000 Active 125 DOM
2026-08-26

days on market $119,000 Active 124 DOM
2026-08-25

days on market $119,000 Active 123 DOM
2026-08-24

days on market $119,000 Active 122 DOM
2026-08-23

days on market $119,000 Active 121 DOM
2026-08-22

days on market $119,000 Active 120 DOM
2026-08-21

days on market $119,000 Active 119 DOM
2026-08-20

days on market $119,000 Active 118 DOM
2026-08-19

days on market $119,000 Active 117 DOM
2026-08-18

days on market $119,000 Active 116 DOM
2026-08-17

days on market $119,000 Active 115 DOM
2026-08-16

days on market $119,000 Active 114 DOM
2026-08-15

days on market $119,000 Active 113 DOM
2026-08-14

pricedays on market $119,000 Active 112 DOM
2026-08-13

days on market $129,900 Active 111 DOM
2026-08-12

days on market $129,900 Active 110 DOM
2026-08-11

days on market $129,900 Active 109 DOM
2026-08-10

days on market $129,900 Active 108 DOM
2026-08-09

days on market $129,900 Active 107 DOM
2026-08-08

days on market $129,900 Active 106 DOM
2026-08-07

days on market $129,900 Active 105 DOM
2026-08-06

days on market $129,900 Active 104 DOM
2026-08-05

days on market $129,900 Active 103 DOM
2026-08-04

days on market $129,900 Active 102 DOM
2026-08-03

days on market $129,900 Active 101 DOM
2026-07-31

days on market $129,900 Active 98 DOM
2026-07-29

days on market $129,900 Active 96 DOM
2026-07-27

days on market $129,900 Active 94 DOM
2026-07-25

days on market $129,900 Active 92 DOM
2026-07-24

days on market $129,900 Active 91 DOM
2026-07-23

days on market $129,900 Active 90 DOM
2026-07-22

days on market $129,900 Active 89 DOM
2026-07-21

days on market $129,900 Active 88 DOM
2026-07-18

days on market $129,900 Active 85 DOM
2026-07-16

days on market $129,900 Active 83 DOM
2026-07-15

days on market $129,900 Active 82 DOM
2026-07-14

days on market $129,900 Active 81 DOM
2026-07-13

days on market $129,900 Active 80 DOM
2026-07-12

pricedays on market $129,900 Active 79 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
🔥 Wildfire 2/10 Low
🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 29 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

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $22,829
− Mortgage interest: −$6,106
− Property taxes: −$1,635
− Insurance: −$545
− Repairs & maintenance: −$1,826
− Management: −$1,826
− Depreciation: −$3,171
Taxable income: $7,720

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$1,853
After-tax cash flow: $7,143/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

Average 55/100 Moderate rehab Est. rehab $28,775–$51,795 screening

A 3-bedroom, 2-bath home with average condition, requiring moderate repairs and maintenance to improve its resale and rental value.

Repairs flagged

Minor kitchen cabinets — slight wear
Minor bathroom fixtures — standard fixtures
Moderate exterior paint — white siding needs touch-up
Minor interior walls — some wear
Minor HVAC system — standard ceiling fans

Value-add opportunities

Resale paint exterior — enhances curb appeal ↑
Rental replace ceiling fans — modernizes space ↑
Both update kitchen cabinets — improves functionality and aesthetics ↑
Both update bathrooms — modernizes and improves functionality ↑

ⓘ Rehab cost is a screening estimate — Moderate 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: 34.8% rent · 65.2% 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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

-12.6% since first listed

4 events — show timeline

2026-06-11 Price Changed $139,000 CBMLS
2026-05-22 Price Changed $144,900 CBMLS
2026-05-06 Price Changed $149,000 CBMLS
2026-04-24 Listed $159,000 CBMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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