517 S Lamont · Aransas Pass, TX 78336

$129,900

3 bd · 2.0 ba · 1,151 sqft · SingleFamily · 106 Days on market

Built 1950 Average condition 5,000 sqft lot $113/sqft · 26% below area Est $175k · 26% 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
• Schools +3.3/10.0
• Condition / age +2.8/5.0
• 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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $937 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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: 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: 315 active listings in the ZIP; 5 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; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).
• At $2,323/mo this rent would consume 48% of the median local household income ($59k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($118k) 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 $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.79% ✓
• Cap rate: 14.95%
• Cash-on-cash: 30.93%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (median comp): $174,634
• List price: $129,900
• Delta: -25.62%
• 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%)	3mo	$229,000	$180	75
348 S Whitney St	0.15mi	2/2.5 (-1)	1,220 (+6%)	3mo	$199,000	$163	73
612 S 9th St	0.39mi	3/1.0	1,131 (-2%)	9mo	$127,900	$113	68
315 W Greenwood Ave	0.20mi	2/1.0 (-1)	1,020 (-11%)	1mo	$195,000	$191	62
553 S 12th St	0.57mi	3/2.0	1,108 (-4%)	8mo	$175,000	$158	61
114 Spoonbill Ave	0.67mi	3/1.5	1,120 (-3%)	5mo	$175,000	$156	58
1215 S Whitney St	0.69mi	3/2.0	1,215 (+6%)	2mo	$139,000	$114	57
101 Saunders Ln	0.64mi	3/2.0	1,206 (+5%)	10mo	$220,000	$182	54
229 S 12th St	0.63mi	3/2.0	1,264 (+10%)	2mo	$219,000	$173	53
936 S 10th St	0.59mi	4/2.0 (+1)	1,270 (+10%)	1mo	$237,500	$187	49
1315 W Goodnight Ave	0.61mi	3/1.0	1,066 (-7%)	8mo	$82,500	$77	49
1034 S 10th St	0.66mi	2/2.0 (-1)	1,312 (+14%)	6mo	$179,900	$137	36

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: 25.7%
• Equity multiple: 2.06×
• Total profit: $38,694
• Equity at exit: $19,369

10-year hold

• IRR: 33.4%
• Equity multiple: 4.04×
• Total profit: $110,719
• Equity at exit: $11,231

Cash invested: $36,372 (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: 23 active · 14 under contract
• Months of supply: 8.6 mo (12%/mo absorbed)
• Median asking: $220,000 ($183/sqft)
• Median days on market: 98 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: -16.9% 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: 315
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,323 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $937

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 55%

Sensitivity live

Price	-10% $1,027	-5% $982	+0% $937	+5% $893	+10% $848
Rent	-10% $754	-5% $846	+0% $937	+5% $1,029	+10% $1,121
Rate	-1.0pp $1,003	-0.5pp $971	base $937	+0.5pp $904	+1.0pp $870

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: $32,475
• Closing costs: $3,897
• Club membership (one-time): —
• 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	93d	1	0.46mi
1131 S 8th St Unit 1268400P Aransas Pass, TX	3.0	2.0	1280	$4,105	$3.21	93d	1	0.65mi
633 N Commercial St Aransas Pass, TX	2.0	1.0	900	$1,850	$2.06	70d	1	0.98mi
203 E Ransom Rd Aransas Pass, TX	2.0	1.0	625	$1,145	$1.83	62d	5	0.98mi
2255 McMullen Ln Aransas Pass, TX	2.0–4.0	2.5	1581	$1,569	$0.99	62d	9	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

1. 2026-08-08
   days on market $129,900 Active 106 DOM
2. 2026-08-07
   days on market $129,900 Active 105 DOM
3. 2026-08-06
   days on market $129,900 Active 104 DOM
4. 2026-08-05
   days on market $129,900 Active 103 DOM
5. 2026-08-04
   days on market $129,900 Active 102 DOM
6. 2026-08-03
   days on market $129,900 Active 101 DOM
7. 2026-07-31
   days on market $129,900 Active 98 DOM
8. 2026-07-29
   days on market $129,900 Active 96 DOM
9. 2026-07-27
   days on market $129,900 Active 94 DOM
10. 2026-07-25
    days on market $129,900 Active 92 DOM
11. 2026-07-24
    days on market $129,900 Active 91 DOM
12. 2026-07-23
    days on market $129,900 Active 90 DOM
13. 2026-07-22
    days on market $129,900 Active 89 DOM
14. 2026-07-21
    days on market $129,900 Active 88 DOM
15. 2026-07-18
    days on market $129,900 Active 85 DOM
16. 2026-07-16
    days on market $129,900 Active 83 DOM
17. 2026-07-15
    days on market $129,900 Active 82 DOM
18. 2026-07-14
    days on market $129,900 Active 81 DOM
19. 2026-07-13
    days on market $129,900 Active 80 DOM
20. 2026-07-12
    pricedays on market $129,900 Active 79 DOM
21. 2026-07-12
    days on market $134,000 Active 78 DOM
22. 2026-07-11
    days on market $134,000 Active 77 DOM
23. 2026-07-09
    days on market $134,000 Active 76 DOM
24. 2026-07-08
    days on market $134,000 Active 75 DOM
25. 2026-07-07
    days on market $134,000 Active 74 DOM
26. 2026-07-06
    days on market $134,000 Active 73 DOM
27. 2026-07-05
    days on market $134,000 Active 72 DOM
28. 2026-07-04
    days on market $134,000 Active 71 DOM
29. 2026-07-03
    days on market $134,000 Active 70 DOM
30. 2026-07-03
    days on market $134,000 Active 69 DOM
31. 2026-07-01
    days on market $134,000 Active 68 DOM
32. 2026-06-30
    days on market $134,000 Active 67 DOM
33. 2026-06-29
    days on market $134,000 Active 66 DOM
34. 2026-06-28
    pricedays on market $134,000 Active 65 DOM
35. 2026-06-27
    days on market $139,000 Active 64 DOM
36. 2026-06-26
    days on market $139,000 Active 62 DOM
37. 2026-06-22
    days on market $139,000 Active 59 DOM
38. 2026-06-19
    days on market $139,000 Active 56 DOM
39. 2026-06-18
    days on market $139,000 Active 55 DOM
40. 2026-06-17
    days on market $139,000 Active 54 DOM
41. 2026-06-16
    days on market $139,000 Active 53 DOM
42. 2026-06-15
    pricedays on market $139,000 Active 52 DOM
43. 2026-06-14
    days on market $144,900 Active 50 DOM
44. 2026-06-12
    days on market $144,900 Active 49 DOM
45. 2026-06-09
    days on market $144,900 Active 46 DOM
46. 2026-06-08
    days on market $144,900 Active 45 DOM
47. 2026-06-07
    days on market $144,900 Active 44 DOM
48. 2026-06-07
    days on market $144,900 Active 43 DOM
49. 2026-06-04
    days on market $144,900 Active 40 DOM
50. 2026-06-02
    days on market $144,900 Active 39 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

Taxation est. · year 1

• Rental income: $27,876
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − Depreciation: −$3,779
• Taxable income: $9,763
• Est. tax owed @ 24.0%: −$2,343
• After-tax cash flow: $8,907/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

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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%

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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%

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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

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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

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

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