1816 Elizabeth St · Corpus Christi, TX 78404

$149,900

3 bd · 1.5 ba · 1,312 sqft · SingleFamily public records · 12 Days on market

Built 1955 6,251 sqft lot $114/sqft · 17% above area Est $128k · 17% over

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Why this score? — see what drove the D 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 +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +5.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1816 Elizabeth St! It's located in the heart of Corpus Christi, Texas and ready for a new owner. Near the bay, schools, restaurants and highway! This home was recently updated. It has 2 living areas, but one room can be used as a bedroom. Laundry room has a half bathroom and can also be used as another bedroom. Great invest home or First-time homebuyers. Refrigerator conveys.

Key facts

• Near schools
• Near the bay
• Recently updated

Tags

• NEAR THE BAY
• NEAR SCHOOLS
• NEAR RESTAURANTS
• NEAR HIGHWAY
• RECENTLY UPDATED
• TWO LIVING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.3% vs local median 3.6% in Corpus Christi — 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 78/100 on livability (#66 in TX, #2,404 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F.
• Corpus Christi ISD (urban): math 31% / reading 35% proficiency, ranked #562 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 141 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 30% of the median local income ($61k/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 $4k of value loss. Plan a longer hold.
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.03% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

• ARV (median comp): $127,946
• List price: $149,900
• Delta: 17.16%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1652 16th St	0.30mi	4/2.0 (+1)	1,260 (-4%)	2mo	$170,000	$135	71
2502 Lynch St	0.27mi	3/2.0	1,425 (+9%)	3mo	$235,000	$165	69
1320 Hancock Ave	0.54mi	3/2.0	1,280 (-2%)	4mo	$218,000	$170	65
915 Craig St	0.57mi	3/2.0	1,263 (-4%)	2mo	$229,000	$181	64
1210 Morris St	0.73mi	3/1.0	1,330 (+1%)	3mo	$47,500	$36	59
1725 15th St	0.41mi	3/2.5	1,447 (+10%)	2mo	$190,000	$131	58
1541 Clodah Dr	0.69mi	3/1.5	1,255 (-4%)	6mo	$178,000	$142	56
622 Atlantic St	0.69mi	2/1.0 (-1)	1,260 (-4%)	2mo	$110,000	$87	52
311 Clifford St	0.72mi	3/1.0	1,400 (+7%)	2mo	$118,000	$84	52
641 Naples St	0.67mi	2/2.0 (-1)	1,376 (+5%)	4mo	$205,000	$149	51
1330 7th St	0.49mi	3/2.0	1,118 (-15%)	2mo	$165,000	$148	49
810 Craig St	0.66mi	2/2.0 (-1)	1,368 (+4%)	7mo	$129,995	$95	49

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 · 1.87% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-17,587
• Equity at exit: $22,351

10-year hold

• IRR: -4.3%
• Equity multiple: 0.73×
• Total profit: $-11,249
• Equity at exit: $12,961

Cash invested: $41,972 (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 78404

• Rents YoY: 1.9%
• Active inventory: 141
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,538 high
• Mortgage (P&I): −$786
• Tax from tax record: −$235 /mo · $2,823/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $132

Break-even live

Break-even rent $1,372

Max offer price $149,900

Occupancy floor 86%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	14d	1	0.21mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	44d	1	0.25mi
1634 14th St Corpus Christi, TX	2.0	1.5	980	$1,090	$1.11	44d	1	0.30mi
2622 Cloyde St Corpus Christi, TX	2.0	1.0	1693	$1,150	$0.68	44d	1	0.38mi
1107 14th St Corpus Christi, TX	4.0	1.5	1520	$1,300	$0.86	44d	1	0.39mi
1802 16th St Unit B Corpus Christi, TX	3.0	1.0	1575	$1,000	$0.63	44d	1	0.49mi
426 Palmero St Corpus Christi, TX	3.0	2.0	1720	$1,350	$0.78	44d	1	0.54mi
1318 6th St Corpus Christi, TX	2.0	1.0	900	$900	$1.00	14d	1	0.58mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	21d	1	0.59mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	14d	1	0.59mi
616 16th St Unit A Corpus Christi, TX	3.0	1.0	1040	$1,050	$1.01	44d	1	0.68mi
801 S Alameda St Unit A Corpus Christi, TX	2.0	1.0	1760	$900	$0.51	44d	1	0.68mi
1722 Trenton Dr Corpus Christi, TX	4.0	2.0	1432	$2,100	$1.47	14d	1	0.71mi
826 Hancock Ave Unit 2 Corpus Christi, TX	2.0	1.0	1000	$950	$0.95	21d	1	0.72mi
813 Furman Ave Apt 1 Corpus Christi, TX	3.0	2.0	1430	$1,475	$1.03	14d	1	0.78mi
1117 Ocean Dr Unit B Corpus Christi, TX	2.0	1.0	1543	$3,000	$1.94	44d	1	0.88mi
522 Hancock Ave Unit 1-319 Corpus Christi, TX	2.0	2.0	1133	$1,625	$1.43	21d	1	0.89mi
522 Hancock Ave Corpus Christi, TX	1.0–2.0	1.0–2.0	915	$2,000	$2.18	14d	10	0.90mi
455 Louisiana Ave Corpus Christi, TX	2.0	1.0	1528	$3,000	$1.96	21d	1	0.91mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	21d	1	0.96mi
802 S Carancahua St Corpus Christi, TX	2.0	1.0–2.0	869	$1,770	$2.04	14d	68	0.96mi
823 S Water St Corpus Christi, TX	2.0	2.0	1243	$2,000	$1.61	14d	1	0.96mi
443 Indiana Ave Corpus Christi, TX	2.0	1.0	968	$1,650	$1.70	44d	1	1.03mi
110 Josephine St Corpus Christi, TX	3.0	2.0	1050	$2,000	$1.90	44d	1	1.14mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	44d	1	1.15mi
332 Rosebud Ave Corpus Christi, TX	2.0	1.0	942	$1,150	$1.22	21d	1	1.17mi
309 Rosebud Ave Unit D Corpus Christi, TX	2.0	1.0	882	$1,100	$1.25	21d	1	1.22mi
2837 Santa Fe St Unit 2 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	14d	1	1.24mi
225 Watson St Corpus Christi, TX	3.0	1.0	1472	$1,295	$0.88	44d	1	1.26mi
2245 Comanche St Unit A Corpus Christi, TX	3.0	1.0	1016	$1,350	$1.33	21d	1	1.28mi
1405 Annapolis Dr Corpus Christi, TX	3.0	1.5	1502	$2,000	$1.33	14d	1	1.43mi

Listing history 23 events

1. 2026-06-18
   days on market $149,900 Active 12 DOM
2. 2026-06-17
   days on market $149,900 Active 11 DOM
3. 2026-06-16
   days on market $149,900 Active 10 DOM
4. 2026-06-15
   days on market $149,900 Active 9 DOM
5. 2026-06-14
   days on market $149,900 Active 7 DOM
6. 2026-06-10
   days on market $149,900 Active 4 DOM
7. 2026-06-09
   days on market $149,900 Active 3 DOM
8. 2026-06-08
   days on market $149,900 Active 2 DOM
9. 2026-06-07
   days on marketlisting id $149,900 Active 1 DOM
10. 2026-06-05
    days on market $149,900 Active 94 DOM
11. 2026-06-03
    days on market $149,900 Active 93 DOM
12. 2026-06-02
    days on market $149,900 Active 92 DOM
13. 2026-06-01
    days on market $149,900 Active 91 DOM
14. 2026-05-31
    days on market $149,900 Active 90 DOM
15. 2026-05-30
    days on market $149,900 Active 89 DOM
16. 2026-05-11
    price $149,900 389-char remark

    Show marketing remark (389 chars)

    Welcome to 1816 Elizabeth St! It's located in the heart of Corpus Christi, Texas and ready for a new owner. Near the bay, schools, restaurants and highway! This home was recently updated. It has 2 living areas, but one room can be used as a bedroom. Laundry room has a half bathroom and can also be used as another bedroom. Great invest home or First-time homebuyers. Refrigerator conveys.

17. 2026-03-01
    listed $159,900 Active 389-char remark

    Show marketing remark (389 chars)

    Welcome to 1816 Elizabeth St! It's located in the heart of Corpus Christi, Texas and ready for a new owner. Near the bay, schools, restaurants and highway! This home was recently updated. It has 2 living areas, but one room can be used as a bedroom. Laundry room has a half bathroom and can also be used as another bedroom. Great invest home or First-time homebuyers. Refrigerator conveys.

18. 2025-10-10
    soldstatus Closed 139-char remark

    Show marketing remark (139 chars)

    Investor Special. This property has a lot of potential. Located close to del mar, hospitals and crosstown. Selling AS IS, no owner finance.

19. 2025-10-10
    soldstatus

    Show marketing remark (139 chars)

    Investor Special. This property has a lot of potential. Located close to del mar, hospitals and crosstown. Selling AS IS, no owner finance.

20. 2025-10-03
    status Pending 139-char remark

    Show marketing remark (139 chars)

    Investor Special. This property has a lot of potential. Located close to del mar, hospitals and crosstown. Selling AS IS, no owner finance.

21. 2025-09-29
    price $69,999 139-char remark

    Show marketing remark (139 chars)

    Investor Special. This property has a lot of potential. Located close to del mar, hospitals and crosstown. Selling AS IS, no owner finance.

22. 2025-08-19
    price $79,999 139-char remark

    Show marketing remark (139 chars)

    Investor Special. This property has a lot of potential. Located close to del mar, hospitals and crosstown. Selling AS IS, no owner finance.

23. 2025-07-31
    listed $89,999 Active 139-char remark

    Show marketing remark (139 chars)

    Investor Special. This property has a lot of potential. Located close to del mar, hospitals and crosstown. Selling AS IS, no owner finance.

ⓘ 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: $2,823 · $235/mo
• Projected year-2 tax: $2,823 · $235/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $18,462
• − Mortgage interest: −$8,397
• − Property taxes: −$2,823
• − Insurance: −$750
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$4,361
• Taxable loss: −$822
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $1,776/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: Corpus Christi ISD
• NCES district ID: 4815270
• Math proficiency: 31% ▼ -18.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $45,672
• Composite: 28.27/100
• National rank: #6793
• State rank: #562 of 826 in TX

Livability — Corpus Christi

• Score: 78/100
• State rank: #66
• US rank: #2404

Category grades

Amenities C Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corpus Christi, TX
• County: Nueces County · 296,836 people
• City population: 296,836
• Metro: Corpus Christi, TX
• Population (ZIP): 12,635
• Household income: $61,280
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 596.0

Population outlook (Nueces County) Hauer SSP2

• Today (2025): 418,037 people
• By 2030: 447,123 · +7.0%
• By 2040: 505,911 · +21.0%
• By 2050: 567,522 · +35.8%
• By 2075: 729,686 · +74.6%
• By 2100: 847,087 · +102.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 32% Two or more races 29% Black 4%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 61% English-only · Spanish 39%

Political lean MEDSL · Nueces

• 2024 margin: R (+11.5) · D 43.8% · R 55.3%
• 2008→2024 swing: -7.1pp toward R · 2008: -4.4pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+2.9 2016: R+1.5 2012: R+3.2 2008: R+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -211.10%
• Current HPI: 177.4759
• Rent YoY: ▲ 1.87%
• 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

+66.6% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $149,900 CBMLS
• 2026-03-01 Listed $159,900 CBMLS
• 2025-10-10 Sold (Public Records) — Public Records
• 2025-10-10 Sold (MLS) — CBMLS
• 2025-10-03 Pending — CBMLS
• 2025-09-29 Price Changed $69,999 CBMLS
• 2025-08-19 Price Changed $79,999 CBMLS
• 2025-07-31 Listed $89,999 CBMLS

Property tax history

+5.8%/yr

Latest (2025): $2,823 · +18.8% YoY. Source: county tax records.