517 S Lamont · Aransas Pass, TX 78336

$139,000

3 bd · 2.0 ba · 1,151 sqft · SingleFamily · 56 Days on market

Built 1950 Average condition 5,000 sqft lot $121/sqft · 20% below area Est $175k · 20% under ↓ 13% since listing

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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
• Condition / age +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

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

Tags

• HARDWOOD FLOORS
• ARCHED DOORWAY
• COVERED FRONT PORCH

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 available; Public sewer available; Utilities available
• Home design: Single-story home; Shingle roof; Built with HardiPlank and wood siding; Pillar/post/pier foundation; Located on an interior lot with city street frontage
• Construction: HardiPlank and wood siding construction; Shingle roof; Pillar/Post/Pier foundation; 1 story
• Exterior features: No additional exterior features specified; Wood fencing

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $875 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 4.6% 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: schools D, amenities F, commute 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.
• Market conditions: 275 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($135k) 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 $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.67% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.97%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $174,523
• List price: $139,000
• Delta: -20.35%
• 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%)	1mo	$229,000	$180	76
348 S Whitney St	0.15mi	2/2.5 (-1)	1,220 (+6%)	2mo	$199,000	$163	74
612 S 9th St	0.39mi	3/1.0	1,131 (-2%)	7mo	$127,900	$113	69
921 S Mccampbell	0.40mi	3/2.0	1,121 (-3%)	10mo	$199,000	$178	69
553 S 12th St	0.57mi	3/2.0	1,108 (-4%)	6mo	$175,000	$158	62
114 Spoonbill Ave	0.67mi	3/1.5	1,120 (-3%)	4mo	$175,000	$156	59
101 Saunders Ln	0.64mi	3/2.0	1,206 (+5%)	9mo	$220,000	$182	55
229 S 12th St	0.63mi	3/2.0	1,264 (+10%)	0mo	$219,000	$173	54
1315 W Goodnight Ave	0.61mi	3/1.0	1,066 (-7%)	6mo	$82,500	$77	50
413 S 13th St	0.64mi	3/1.0	1,040 (-10%)	10mo	$190,000	$183	42
1034 S 10th St	0.66mi	2/2.0 (-1)	1,312 (+14%)	5mo	$179,900	$137	37
110 Saunders	0.69mi	3/2.0	978 (-15%)	10mo	$205,000	$210	34

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: 20.9%
• Equity multiple: 1.85×
• Total profit: $33,214
• Equity at exit: $20,725

10-year hold

• IRR: 29.1%
• Equity multiple: 3.59×
• Total profit: $100,790
• Equity at exit: $12,018

Cash invested: $38,920 (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 78336

• Home prices YoY: -29.5%
• Active inventory: 275
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,323 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $875

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 57%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 W Nelson Ave Aransas Pass, TX	2.0	2.0	1304	$1,800	$1.38	44d	1	0.46mi
1131 S 8th St Unit 1268400P Aransas Pass, TX	3.0	2.0	1280	$4,105	$3.21	44d	1	0.65mi
633 N Commercial St Aransas Pass, TX	2.0	1.0	900	$1,850	$2.06	21d	1	0.98mi
203 E Ransom Rd Aransas Pass, TX	2.0	1.0	625	$1,145	$1.83	13d	5	0.98mi
2255 McMullen Ln Aransas Pass, TX	2.0–4.0	2.5	1581	$1,569	$0.99	13d	9	1.32mi

Listing history 18 events

1. 2026-06-19
   days on market $139,000 Active 56 DOM
2. 2026-06-18
   days on market $139,000 Active 55 DOM
3. 2026-06-17
   days on market $139,000 Active 54 DOM
4. 2026-06-16
   days on market $139,000 Active 53 DOM
5. 2026-06-15
   pricedays on market $139,000 Active 52 DOM
6. 2026-06-14
   days on market $144,900 Active 50 DOM
7. 2026-06-12
   days on market $144,900 Active 49 DOM
8. 2026-06-09
   days on market $144,900 Active 46 DOM
9. 2026-06-08
   days on market $144,900 Active 45 DOM
10. 2026-06-07
    days on market $144,900 Active 44 DOM
11. 2026-06-07
    days on market $144,900 Active 43 DOM
12. 2026-06-04
    days on market $144,900 Active 40 DOM
13. 2026-06-02
    days on market $144,900 Active 39 DOM
14. 2026-06-01
    days on market $144,900 Active 38 DOM
15. 2026-05-31
    days on market $144,900 Active 37 DOM
16. 2026-05-31
    days on market $144,900 Active 36 DOM
17. 2026-05-06
    price $149,000 229-char remark
18. 2026-04-24
    listed $159,000 Active 229-char remark

ⓘ 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

Taxation est. · year 1

• Rental income: $27,876
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − Depreciation: −$4,044
• Taxable income: $8,806
• Est. tax owed @ 24.0%: −$2,113
• After-tax cash flow: $8,381/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
exterior paint · white siding needs touch-up	Moderate	$3,000–15,000
interior walls · some wear	Minor	$500–3,000
HVAC system · standard ceiling fans	Minor	$500–3,000
Total estimated repair cost · 5 items		$5,000–27,000

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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
• Population (ZIP): 12,146

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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

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