944 S Lamont St · Aransas Pass, TX 78336

$215,000

3 bd · 2.0 ba · 1,208 sqft · SingleFamily public records · 66 Days on market

Built 1953 0.35 ac lot $178/sqft · at area comps Est $206k · at est.

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Why this score? — see what drove the C+ 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +5.6/15.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly Renovated 3-Bed, 2-Bath Home in Aransas Pass Townsite. Move-in ready and completely updated, this charming 3-bedroom, 2-bath home offers 1,208 sq. ft. of modern living space in the heart of Aransas Pass, often referred as the "Shrimp Capital of Texas". Features Include: Open-concept living and dining area with fresh paint and flooring; modern kitchen with new appliances, countertops, and cabinetry; updated bathrooms with contemporary fixtures; spacious bedrooms with plenty of natural light; partially fenced yard perfect for outdoor entertaining or gardening; convenient location near schools, shopping, and local amenities. Easy access to Conn Brown Harbor Point Park with a public boat ramp and city docks. Experience coastal Texas living at its finest in this beautifully renovated home. Don’t miss this incredible opportunity!

Key facts

• New appliances
• Updated bathrooms
• Convenient location

Tags

• NEW APPLIANCES
• UPDATED BATHROOMS
• PARTIALLY FENCED YARD
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 $1k of loan paydown is wiped out by about $6k 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 $60k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago 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: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 1.31% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (median comp): $206,349
• List price: $215,000
• Delta: 4.19%
• 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
101 Saunders Ln	0.24mi	3/2.0	1,206 (-0%)	9mo	$220,000	$182	81
630 S Lamont	0.29mi	3/2.0	1,269 (+5%)	1mo	$229,000	$180	77
114 Spoonbill Ave	0.30mi	3/1.5	1,120 (-7%)	4mo	$175,000	$156	69
936 S Houston St	0.31mi	3/2.0	1,330 (+10%)	1mo	$229,900	$173	68
348 S Whitney St	0.55mi	2/2.5 (-1)	1,220 (+1%)	2mo	$199,000	$163	64
119 Misty Ln	0.56mi	3/2.0	1,264 (+5%)	4mo	$249,500	$197	63
612 S 9th St	0.46mi	3/1.0	1,131 (-6%)	7mo	$127,900	$113	58
243 E Magnolia Ave	0.54mi	3/2.0	1,325 (+10%)	2mo	$249,000	$188	57
1034 S 10th St	0.42mi	2/2.0 (-1)	1,312 (+9%)	5mo	$179,900	$137	57
109 Misty	0.52mi	3/2.0	1,339 (+11%)	4mo	$210,000	$157	54
553 S 12th St	0.64mi	3/2.0	1,108 (-8%)	6mo	$175,000	$158	51
423 S 12th St	0.71mi	2/2.0 (-1)	1,372 (+14%)	6mo	$290,000	$211	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: 5.8%
• Equity multiple: 1.22×
• Total profit: $13,536
• Equity at exit: $32,057

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $74,156
• Equity at exit: $18,589

Cash invested: $60,200 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,812 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$246 /mo · $2,946/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $759

Break-even live

Break-even rent $1,851

Max offer price $215,000

Occupancy floor 68%

Sensitivity live

Price	-10% $881	-5% $820	+0% $759	+5% $698	+10% $637
Rent	-10% $537	-5% $648	+0% $759	+5% $870	+10% $981
Rate	-1.0pp $867	-0.5pp $814	base $759	+0.5pp $703	+1.0pp $647

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1131 S 8th St Unit 1268400P Aransas Pass, TX	3.0	2.0	1280	$4,105	$3.21	44d	1	0.30mi
1109 W Nelson Ave Aransas Pass, TX	2.0	2.0	1304	$1,800	$1.38	44d	1	0.59mi
203 E Ransom Rd Aransas Pass, TX	2.0	1.0	625	$1,145	$1.83	14d	5	0.67mi
2255 McMullen Ln Aransas Pass, TX	2.0–4.0	2.5	1581	$1,569	$0.99	14d	9	1.30mi
633 N Commercial St Aransas Pass, TX	2.0	1.0	900	$1,850	$2.06	21d	1	1.39mi

Listing history 20 events

1. 2026-06-19
   days on market $215,000 Active 66 DOM
2. 2026-06-18
   days on market $215,000 Active 65 DOM
3. 2026-06-17
   days on market $215,000 Active 64 DOM
4. 2026-06-16
   days on market $215,000 Active 63 DOM
5. 2026-06-15
   days on market $215,000 Active 62 DOM
6. 2026-06-14
   days on market $215,000 Active 60 DOM
7. 2026-06-12
   days on market $215,000 Active 59 DOM
8. 2026-06-09
   days on market $215,000 Active 56 DOM
9. 2026-06-08
   days on market $215,000 Active 55 DOM
10. 2026-06-07
    days on market $215,000 Active 54 DOM
11. 2026-06-07
    days on market $215,000 Active 53 DOM
12. 2026-06-04
    days on market $215,000 Active 50 DOM
13. 2026-06-02
    days on market $215,000 Active 49 DOM
14. 2026-06-01
    days on market $215,000 Active 48 DOM
15. 2026-05-31
    days on market $215,000 Active 47 DOM
16. 2026-05-31
    days on market $215,000 Active 46 DOM
17. 2026-04-14
    listed $215,000 Active 857-char remark

    Show marketing remark (857 chars)

    Newly Renovated 3-Bed, 2-Bath Home in Aransas Pass Townsite. Move-in ready and completely updated, this charming 3-bedroom, 2-bath home offers 1,208 sq. ft. of modern living space in the heart of Aransas Pass, often referred as the "Shrimp Capital of Texas". Features Include: Open-concept living and dining area with fresh paint and flooring; modern kitchen with new appliances, countertops, and cabinetry; updated bathrooms with contemporary fixtures; spacious bedrooms with plenty of natural light; partially fenced yard perfect for outdoor entertaining or gardening; convenient location near schools, shopping, and local amenities. Easy access to Conn Brown Harbor Point Park with a public boat ramp and city docks. Experience coastal Texas living at its finest in this beautifully renovated home. Don’t miss this incredible opportunity!

18. 2026-04-13
    listed $215,000 Active 851-char remark

    Show marketing remark (851 chars)

    Newly Renovated 3-Bed, 2-Bath Home in Aransas Pass Townsite. Move-in ready and completely updated, this charming 3-bedroom, 2-bath home offers 1,208 sq. ft. of modern living space in the heart of Aransas Pass, often referred as the "Shrimp Capital of Texas". Features Include: Open-concept living and dining area with fresh paint and flooring; modern kitchen with new appliances, countertops, and cabinetry; updated bathrooms with contemporary fixtures; spacious bedrooms with plenty of natural light; partially fenced yard perfect for outdoor entertaining or gardening; convenient location near schools, shopping, and local amenities. Easy access to Conn Brown Harbor Point Park with a public boat ramp and city docks. Experience coastal Texas living at its finest in this beautifully renovated home. Don't miss this incredible opportunity!

19. 2019-02-25
    soldstatus
20. 2018-06-28
    listed $95,000

ⓘ 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: $2,946 · $246/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$988/yr (+$82/mo · 33.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $33,747
• − Mortgage interest: −$12,043
• − Property taxes: −$2,946
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,700
• − Management: −$2,700
• − Depreciation: −$6,255
• Taxable income: $6,028
• Est. tax owed @ 24.0%: −$1,447
• After-tax cash flow: $7,662/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.

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

+126.3% since first listed

4 events — show timeline

• 2026-04-14 Listed $215,000 CBMLS
• 2026-04-13 Listed $215,000 RAAR
• 2019-02-25 Sold (MLS) — RAAR
• 2018-06-28 Listed $95,000 RAAR

Property tax history

+7.2%/yr

Latest (2025): $2,946 · -7.7% YoY. Source: county tax records.