2747 Nemec St · Corpus Christi, TX 78415

$80,000

4 bd · 2.0 ba · 1,858 sqft · SingleFamily public records · 99 Days on market

Built 1964 0.47 ac lot $43/sqft · 51% below area

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located near the intersection of SPID and Crosstown Expressway, this 4 bedroom, 2 bath, 2 story house has approximately 1,856 square feet of living space and the lot has over 20,000 square feet. Needs work

Key facts

• 0.47 acre lot
• 2 garage spots
• Built 1964

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $931 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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 (+2.3%/yr); 417 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 44% of the median local income ($55k/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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: major flood risk; 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 $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.54% ✓
• Cap rate: 20.25%
• Cash-on-cash: 49.85%
• DSCR: 3.22
• GRM: 3.3

CMA / ARV

• ARV (median comp): $164,554
• List price: $80,000
• Delta: -51.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5206 Larcade Dr	0.29mi	5/2.0 (+1)	1,776 (-4%)	12mo	$184,900	$104	64
2709 Milo St	0.28mi	3/2.0 (-1)	1,718 (-8%)	23mo	$129,900	$76	50
5338 Alejandro St	0.44mi	4/2.0	1,591 (-14%)	7mo	$120,000	$75	49
4602 Christie	0.62mi	3/2.5 (-1)	1,954 (+5%)	10mo	$120,000	$61	47
5320 Hitching Post	0.73mi	4/3.0	1,723 (-7%)	4mo	$211,000	$122	47
3029 Santa Sofia St	0.73mi	4/2.0	1,831 (-2%)	23mo	$265,450	$145	44
4642 Brookdale Dr	0.46mi	4/3.0	1,669 (-10%)	18mo	$175,000	$105	42
4910 Hakel Dr	0.64mi	3/2.0 (-1)	1,748 (-6%)	17mo	$229,000	$131	41
5210 Hitching Post	0.65mi	3/3.0 (-1)	2,062 (+11%)	7mo	$219,000	$106	36
4738 Hakel Dr	0.71mi	3/2.0 (-1)	1,664 (-10%)	14mo	$238,800	$144	33

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: 46.8%
• Equity multiple: 3.01×
• Total profit: $45,032
• Equity at exit: $11,928

10-year hold

• IRR: 52.2%
• Equity multiple: 5.93×
• Total profit: $110,373
• Equity at exit: $6,917

Cash invested: $22,400 (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 78415

• Rents YoY: 2.3%
• Active inventory: 417
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,031 high
• Mortgage (P&I): −$420
• Tax from tax record: −$221 /mo · $2,656/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $931

Break-even live

Break-even rent $853

Max offer price $80,000

Occupancy floor 49%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5541 Candace St Corpus Christi, TX	3.0	2.0	1484	$1,795	$1.21	13d	1	0.71mi
4241 Green Grove Dr Corpus Christi, TX	3.0	2.0	1345	$1,700	$1.26	43d	1	0.94mi
2930 Water Lily Dr Unit 1268443P Corpus Christi, TX	3.0	2.0	2540	$4,994	$1.97	43d	1	1.07mi
4005 Green Grove Dr Corpus Christi, TX	3.0	2.0	1406	$1,695	$1.21	43d	1	1.18mi
4845 Concord St Corpus Christi, TX	4.0	2.0	1437	$1,750	$1.22	13d	1	1.21mi
2509 Persimmon St Corpus Christi, TX	3.0	2.0	1295	$1,550	$1.20	43d	1	1.29mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	13d	1	1.31mi
2510 Cresterrace Dr Corpus Christi, TX	3.0	2.0	1300	$1,495	$1.15	43d	1	1.36mi
1522 Cambridge Dr Corpus Christi, TX	3.0	1.5	1278	$1,600	$1.25	43d	1	1.46mi
1618 Birch Pl Corpus Christi, TX	3.0	1.0	1558	$1,500	$0.96	13d	1	1.47mi
4634 Weir Dr Corpus Christi, TX	3.0	2.0	1540	$1,800	$1.17	43d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $80,000 Active 99 DOM
2. 2026-06-17
   days on market $80,000 Active 98 DOM
3. 2026-06-16
   days on market $80,000 Active 97 DOM
4. 2026-06-15
   days on market $80,000 Active 96 DOM
5. 2026-06-14
   days on market $80,000 Active 94 DOM
6. 2026-06-10
   days on market $80,000 Active 91 DOM
7. 2026-06-09
   days on market $80,000 Active 90 DOM
8. 2026-06-09
   price $80,000 Active 89 DOM
9. 2026-06-08
   days on market $89,999 Active 89 DOM
10. 2026-06-07
    days on market $89,999 Active 88 DOM
11. 2026-06-05
    days on market $89,999 Active 85 DOM
12. 2026-06-03
    days on market $89,999 Active 84 DOM
13. 2026-06-02
    days on market $89,999 Active 83 DOM
14. 2026-06-01
    days on market $89,999 Active 82 DOM
15. 2026-05-31
    days on market $89,999 Active 81 DOM
16. 2026-05-30
    days on market $89,999 Active 80 DOM
17. 2026-03-11
    listed $89,999 Active 205-char remark

    Show marketing remark (205 chars)

    Located near the intersection of SPID and Crosstown Expressway, this 4 bedroom, 2 bath, 2 story house has approximately 1,856 square feet of living space and the lot has over 20,000 square feet. Needs work

18. 2025-07-28
    soldstatus
19. 2017-07-11
    soldstatus

ⓘ 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: $2,656 · $221/mo
• Projected year-2 tax: $2,656 · $221/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 6/10 Major FEMA zone X (unshaded) · 69% 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: $24,377
• − Mortgage interest: −$4,481
• − Property taxes: −$2,656
• − Insurance: −$400
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − Depreciation: −$2,327
• Taxable income: $10,612
• Est. tax owed @ 24.0%: −$2,547
• After-tax cash flow: $8,620/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): 43,080
• Household income: $54,990
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1730.0

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: Predominantly Hispanic (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 41% White 12% Black 3%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 9% · Canada
• Languages at home: 59% English-only · Spanish 40%

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: ▼ -173.20%
• Current HPI: 158.011
• Rent YoY: ▲ 2.32%
• 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

3 events — show timeline

• 2026-03-11 Listed $89,999 CBMLS
• 2025-07-28 Sold (Public Records) — Public Records
• 2017-07-11 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $2,656 · +22.1% YoY. Source: county tax records.