Ricardo Salazar REALTOR® · RCR Real Connect Realty
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Ricardo Salazar · REALTOR® · TREC #643769 · RCR Real Connect Realty (broker license #9012393)

Investor sheet · MLS# 29780175 · https://ricosalazar.com/properties/5600-gulf-south-padre-island-tx-78597-29780175

For sale

$440,000

Price cut $10K

5600 Gulf #905, South Padre Island, TX 78597

bd
2
ba
2
ft²
837
No rent in the MLS: run cash flow with your own estimate Run the numbers →

MLS# 29780175 · Listed by Liz Givens, Sapphire Prime Realty · 956-266-4919, [email protected]

  • TypeCondo / townhome
  • Year built1987
  • Price / ft²$526
  • HOA / month$833
  • South Padre Island (Queen Isabella Causeway)≈ 5 min approx.
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Description

Reduced!!!Own a Slice of Beach front Paradise!!!Check out this 2 Bedroom/2 bath fully furnished condo at The Inverness, underground parking, adult Hot tub, spacious pool with Breath taking views from the 9th floor. Step outside and enjoy the views overlooking SPI & Incredible views of the sparkling Bay then venture onto the expansive beachfront balcony where the views of the gorgeous sandy beach & the Gulf of Mexico where you can watch Space X launch. Laundry Room on each floor, Pets welcome, no minimum days for rentals. Great for a rental or 2nd home!!

Property details

Type
Condo / townhome · Condominium
Status
For sale
MLS#
29780175
Price
$440,000
Price per ft²
$526
Bedrooms
2
Bathrooms
2
Living area
837 ft²
Year built
1987
Subdivision
South Padre Island
City
South Padre Island
County
Cameron
HOA
$833/mo
Days on market
18
Listed
Oct 10, 2026
Last updated
Oct 22, 2026, 12:03 PM CT

Numbers for investors

Price per ft²

$526

Source: MLS listing

Days on market

18

Source: MLS listing

Est. fixed costs per month
$2,006/mo Est.
Cash to close with 25% down
$123,200 Est.

General information only, not legal, tax or financial advice. Ricardo Salazar is a licensed real estate agent, not an attorney, CPA or lender. Consult qualified professionals in the U.S. and Mexico.

Investment calculator · Estimates

What could it earn?

Purchase

List price per the MLS. Try your own offer.

25%

100% = cash purchase, no loan.

7%

Planning assumption, not a lender quote.

Loan term
Income
/mo

The MLS does not publish a rent for this property. Enter your own estimate or ask Ricardo for rent comps in the area.

8%

Share of the year the property sits empty.

Expenses
/yr

Estimated at 2.2% of the price per year. Verify it with the Cameron Appraisal District.

/yr

Estimated at 1% of the price per year; coastal wind coverage can cost more.

/mo

Monthly dues per the MLS listing.

5%

% of collected rent.

8%

% of collected rent, if you hire a manager.

3%

Buyer side: title, appraisal, lender fees (estimate).

How we calculate the cap rate, and how accurate it is

Cap rate = NOI ÷ price. NOI is the rent you would collect in a year, after vacancy, minus the costs of running the property. The loan is left out, so the cap rate measures the property as if you paid cash.

Gross rent, 12 months Not provided
—
Gross yield: rent ÷ price, before costs
—
minus Vacancy (8% of gross rent) Assumption
—
equals Rent collected
—
minus Property tax Estimate
$9,680
minus Insurance Estimate
$4,400
minus HOA dues, 12 months MLS listing
$9,996
minus Maintenance (5% of rent collected) Assumption
—
minus Management (8% of rent collected) Assumption
—
equals Net operating income (NOI)
—
divided by Price MLS listing
$440,000
equals Cap rate
—

Amounts are rounded to the dollar; the cap rate uses the exact figures.

Is it accurate?

It is an estimate, not a quote or a guaranteed return. It is only as good as its inputs:

  • Missing: the monthly rent. Enter it to get a cap rate.
  • MLS figures are what the listing reports. We have not verified them.
  • Listings in this MLS do not include property tax, so unless you enter your own figure we use 2.2% of the price a year. Look up the property’s value and taxing units at the Cameron Appraisal District (opens in a new tab); a rental does not get the homestead exemption.
  • If a listing advertises its own cap rate, it may leave out vacancy, management or other costs, which makes it look higher.
  • To confirm it, ask for the current lease or rent roll, last year’s tax bill (Cameron County Tax Assessor-Collector) and your own insurance quote from a Texas-licensed agent; coastal wind and flood coverage can cost much more. For a specific property, Ricardo can ask the listing agent for the lease, the tax bill and what the seller pays for insurance.

What it leaves out

  • The mortgage. Your loan shows up in cash flow and cash-on-cash, not in the cap rate.
  • Big repairs and replacements (roof, A/C, appliances) and savings set aside for them.
  • Utilities, lawn care or pest control, if the owner pays them.
  • Closing costs, leasing fees, income taxes in the U.S. or Mexico, and depreciation.

Location and drive times

5600 Gulf #905, South Padre Island, TX 78597 Open in Google Maps (opens in a new tab)

  • South Padre Island (Queen Isabella Causeway)≈ 5 min approx.
  • Port of Brownsville≈ 30 min approx.
  • Veterans International Bridge at Los Tomates≈ 35 min approx.
  • UTRGV Brownsville campus≈ 35 min approx.
  • Gateway International Bridge≈ 40 min approx.
  • B&M International Bridge≈ 40 min approx.
  • SpaceX Starbase launch site, Boca Chica≈ 50 min approx.

Approximate car times computed from the map: city pace for the first 10 km, highway pace after that, and trips that would cross the ship channel go around it by the Port. They do not include traffic, bridge waits or launch-day road closures.

Schematic

Approximate positions; not a navigation map.

  1. Port of Brownsville
  2. SpaceX Starbase
  3. South Padre Island
  4. Brownsville
  5. Los Fresnos
  6. Rancho Viejo · Olmito

Base map data © OpenStreetMap

Buying from Mexico with a loan?

Ricardo is not a lender. Ask him which loan types exist for foreign buyers and which documents lenders usually request.

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Ask about this property

Ricardo Salazar

REALTOR® · TREC #643769

Ricardo Salazar

RCR Real Connect Realty

  • Español
  • English
Phone / WhatsApp
+1 (956) 592-5052
Website
https://ricosalazar.com/

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Condo / townhome · South Padre Island

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Listing office: Sapphire Prime Realty

Listing agent: Liz Givens

Office contact: 956-266-4919, [email protected]

MLS# 29780175 · Last updated

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$440,000Est. cost $4,202/mo

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5600 Gulf #905, South Padre Island, TX 78597 · MLS# 29780175