2222 State Highway 361 · Aransas Pass, TX 78362

$199,000

3 bd · 2.0 ba · 1,859 sqft · SingleFamily public records · 41 Days on market

Built 1941 10,052 sqft lot $107/sqft · 27% below area Est $272k · 27% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.7/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0
• Rent growth +0.0/5.0

Listing remarks MLS

You won't believe the interior of this home, beautiful finish-out, open and spacious with a huge living kitchen area, open, inviting, bright & airy. JUST LOOK AT THE PICS! The split bedrooms allow privacy/personal space OFFERED FULLY FURNISHED WITH ALL APPLIANCES, including washer & dryer, TWO central A/C units for supreme comfort. Sitting on over 2/3rds of an acre, gorgeously landscaped, so close to the water you can smell and feel the cool salt air from nearby Redfish Bay & the golf of Mexico just beyond. A detached shop/outbuilding sits inside the fully fenced back yard, pull through circle drive ( easy in and out with a boat ) only 2 minutes from Ransom Island Road with two separate boat launching facilities. centrally located between Aransas Pass & Ingleside. You will not find a home of this caliber anywhere else for this price, custom flooring, a killer floor plan and turnkey/live in ready! Public water is San Patricio Municipal Water District [phone]

Key facts

• 0.23 acre lot
• Built 1941
• Listed 40 days

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on a 0.23-acre lot
• Exterior features: Deck; Open deck/porch; Wood fencing

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Open floorplan
• 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 $199k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Ingleside ISD (town): math 39% / reading 44% proficiency, ranked #319 of 826 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-11.8%/yr); 146 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($71k/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 $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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask is 10374% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $25k; list at $199k implies a 696% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1941 — 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: 1.07% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (median comp): $271,684
• List price: $199,000
• Delta: -26.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1384 Morgan	0.19mi	3/3.0	1,586 (-15%)	8mo	$379,900	$240	56
704 Starboard	0.24mi	4/2.0 (+1)	1,655 (-11%)	18mo	$355,000	$215	50
1003 W Rhodes Ave	0.70mi	4/2.0 (+1)	1,608 (-14%)	3mo	$484,500	$301	37

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-17,056
• Equity at exit: $29,672

10-year hold

• IRR: -3.5%
• Equity multiple: 0.80×
• Total profit: $-11,300
• Equity at exit: $17,206

Cash invested: $55,720 (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 78362

• Home prices YoY: -21.7%
• Rents YoY: -11.8%
• Active inventory: 146
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,124 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$215 /mo · $2,583/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $336

Break-even live

Break-even rent $1,698

Max offer price $199,000

Occupancy floor 79%

Sensitivity live

Price	-10% $449	-5% $392	+0% $336	+5% $280	+10% $223
Rent	-10% $168	-5% $252	+0% $336	+5% $420	+10% $504
Rate	-1.0pp $436	-0.5pp $387	base $336	+0.5pp $284	+1.0pp $232

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.42mi

Listing history 31 events

1. 2026-06-10
   days on market $199,000 Active 41 DOM
2. 2026-06-09
   days on market $199,000 Active 40 DOM
3. 2026-06-08
   days on market $199,000 Active 39 DOM
4. 2026-06-07
   days on market $199,000 Active 38 DOM
5. 2026-06-03
   days on market $199,000 Active 34 DOM
6. 2026-06-02
   days on market $199,000 Active 33 DOM
7. 2026-06-01
   days on market $199,000 Active 32 DOM
8. 2026-05-31
   days on market $199,000 Active 31 DOM
9. 2026-05-30
   days on market $199,000 Active 30 DOM
10. 2026-05-04
    historical $1,900
11. 2026-04-30
    listed $1,900
12. 2026-04-23
    listed $199,000 Active
13. 2026-03-25
    price $199,900
14. 2026-03-14
    price $209,999
15. 2026-01-19
    price $215,000
16. 2025-09-23
    listed $225,000 Active
17. 2022-03-07
    soldstatus
18. 2022-03-06
    historical

    Show marketing remark (1003 chars)

    You won't believe the interior of this home, beautiful finish-out, open and spacious with a huge living kitchen area, open, inviting, bright & airy. JUST LOOK AT THE PICS! The split bedrooms allow privacy/personal space OFFERED FULLY FURNISHED WITH ALL APPLIANCES, including washer & dryer, TWO central A/C units for supreme comfort. Sitting on over 2/3rds of an acre, gorgeously landscaped, so close to the water you can smell and feel the cool salt air from nearby Redfish Bay & the golf of Mexico just beyond. A detached shop/outbuilding sits inside the fully fenced back yard, pull through circle drive ( easy in and out with a boat ) only 2 minutes from Ransom Island Road with two separate boat launching facilities. centrally located between Aransas Pass & Ingleside. You will not find a home of this caliber anywhere else for this price, custom flooring, a killer floor plan and turnkey/live in ready! Public water is San Patricio Municipal Water District [phone]

19. 2022-03-04
    soldstatus Closed

    Show marketing remark (1003 chars)

    You won't believe the interior of this home, beautiful finish-out, open and spacious with a huge living kitchen area, open, inviting, bright & airy. JUST LOOK AT THE PICS! The split bedrooms allow privacy/personal space OFFERED FULLY FURNISHED WITH ALL APPLIANCES, including washer & dryer, TWO central A/C units for supreme comfort. Sitting on over 2/3rds of an acre, gorgeously landscaped, so close to the water you can smell and feel the cool salt air from nearby Redfish Bay & the golf of Mexico just beyond. A detached shop/outbuilding sits inside the fully fenced back yard, pull through circle drive ( easy in and out with a boat ) only 2 minutes from Ransom Island Road with two separate boat launching facilities. centrally located between Aransas Pass & Ingleside. You will not find a home of this caliber anywhere else for this price, custom flooring, a killer floor plan and turnkey/live in ready! Public water is San Patricio Municipal Water District [phone]

20. 2022-01-15
    status Pending

    Show marketing remark (1003 chars)

    You won't believe the interior of this home, beautiful finish-out, open and spacious with a huge living kitchen area, open, inviting, bright & airy. JUST LOOK AT THE PICS! The split bedrooms allow privacy/personal space OFFERED FULLY FURNISHED WITH ALL APPLIANCES, including washer & dryer, TWO central A/C units for supreme comfort. Sitting on over 2/3rds of an acre, gorgeously landscaped, so close to the water you can smell and feel the cool salt air from nearby Redfish Bay & the golf of Mexico just beyond. A detached shop/outbuilding sits inside the fully fenced back yard, pull through circle drive ( easy in and out with a boat ) only 2 minutes from Ransom Island Road with two separate boat launching facilities. centrally located between Aransas Pass & Ingleside. You will not find a home of this caliber anywhere else for this price, custom flooring, a killer floor plan and turnkey/live in ready! Public water is San Patricio Municipal Water District [phone]

21. 2022-01-09
    historical Active Under Contract

    Show marketing remark (1003 chars)

    You won't believe the interior of this home, beautiful finish-out, open and spacious with a huge living kitchen area, open, inviting, bright & airy. JUST LOOK AT THE PICS! The split bedrooms allow privacy/personal space OFFERED FULLY FURNISHED WITH ALL APPLIANCES, including washer & dryer, TWO central A/C units for supreme comfort. Sitting on over 2/3rds of an acre, gorgeously landscaped, so close to the water you can smell and feel the cool salt air from nearby Redfish Bay & the golf of Mexico just beyond. A detached shop/outbuilding sits inside the fully fenced back yard, pull through circle drive ( easy in and out with a boat ) only 2 minutes from Ransom Island Road with two separate boat launching facilities. centrally located between Aransas Pass & Ingleside. You will not find a home of this caliber anywhere else for this price, custom flooring, a killer floor plan and turnkey/live in ready! Public water is San Patricio Municipal Water District [phone]

22. 2021-12-29
    listed $189,000 Active

    Show marketing remark (1003 chars)

    You won't believe the interior of this home, beautiful finish-out, open and spacious with a huge living kitchen area, open, inviting, bright & airy. JUST LOOK AT THE PICS! The split bedrooms allow privacy/personal space OFFERED FULLY FURNISHED WITH ALL APPLIANCES, including washer & dryer, TWO central A/C units for supreme comfort. Sitting on over 2/3rds of an acre, gorgeously landscaped, so close to the water you can smell and feel the cool salt air from nearby Redfish Bay & the golf of Mexico just beyond. A detached shop/outbuilding sits inside the fully fenced back yard, pull through circle drive ( easy in and out with a boat ) only 2 minutes from Ransom Island Road with two separate boat launching facilities. centrally located between Aransas Pass & Ingleside. You will not find a home of this caliber anywhere else for this price, custom flooring, a killer floor plan and turnkey/live in ready! Public water is San Patricio Municipal Water District [phone]

23. 2018-04-13
    soldstatus
24. 2017-04-22
    historical
25. 2017-02-28
    status Active
26. 2017-02-07
    status Pending
27. 2017-01-24
    historical Option Period
28. 2016-10-08
    listed $139,000 Active
29. 2007-12-10
    soldstatus
30. 2002-05-31
    soldstatus
31. 1992-12-17
    soldstatus $25,000

ⓘ 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: $2,583 · $215/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$1,059/yr (+$88/mo · 41.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $25,485
• − Mortgage interest: −$11,147
• − Property taxes: −$2,583
• − Insurance: −$995
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$5,789
• Taxable income: $894
• Est. tax owed @ 24.0%: −$214
• After-tax cash flow: $3,818/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: Ingleside ISD
• NCES district ID: 4824180
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $57,908
• Composite: 36.48/100
• National rank: #4659
• State rank: #319 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

• County: San Patricio County · 31,224 people
• Metro: Corpus Christi, TX
• Population (ZIP): 10,816
• Household income: $71,058
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 226.0

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 0.56)
• Race & ethnicity: White 52% Hispanic / Latino 42% Two or more races 19% Black 2%
• Hispanic origin (detail): Mexican 39% Cuban 2%
• Common ancestry: Slovak 1% Portuguese 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 20%

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: ▼ -54.88%
• Current HPI: 197.9261
• Rent YoY: ▼ -11.80%
• Metro: Corpus Christi, TX
• 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

-92.4% since first listed

23 events — show timeline

• 2026-06-12 Delisted — CBMLS
• 2026-05-04 Rental Removed $1,900 CBMLS
• 2026-04-30 Listed for Rent $1,900 CBMLS
• 2026-04-23 Listed $199,000 CBMLS
• 2026-03-25 Price Changed $199,900 CBMLS
• 2026-03-14 Price Changed $209,999 CBMLS
• 2026-01-19 Price Changed $215,000 CBMLS
• 2025-09-23 Listed $225,000 CBMLS
• 2022-03-07 Sold (Public Records) — Public Records
• 2022-03-06 Delisted — CBMLS
• 2022-03-04 Sold (MLS) — CBMLS
• 2022-01-15 Pending — CBMLS
• 2022-01-09 Contingent — CBMLS
• 2021-12-29 Listed $189,000 CBMLS
• 2018-04-13 Sold (Public Records) — Public Records
• 2017-04-22 Delisted — CBMLS
• 2017-02-28 Relisted — CBMLS
• 2017-02-07 Pending — CBMLS
• 2017-01-24 Contingent — CBMLS
• 2016-10-08 Listed $139,000 CBMLS
• 2007-12-10 Sold (Public Records) — Public Records
• 2002-05-31 Sold (Public Records) — Public Records
• 1992-12-17 Sold (Public Records) $25,000 Public Records

Property tax history

+17.9%/yr

Latest (2025): $2,583 · -3.1% YoY. Source: county tax records.