2426 Avenue C · Ingleside, TX 78362

$109,900

3 bd · 1.0 ba · 824 sqft · SingleFamily public records · 195 Days on market

Built 1958 6,250 sqft lot $133/sqft · 27% below area Est $151k · 27% under

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.7/10.0
• 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

Discover an inviting 3-bedroom, 1-bath home located in Ingleside, Texas—full of potential and ready for your vision. This cozy cottage offers a comfortable layout with welcoming living spaces and an easy flow throughout. Whether you’re a first-time buyer, investor, or someone looking for a project, this property is an excellent opportunity. Sitting on a generous lot with room to enhance outdoor living, the home provides a great space for updates and personal touches. Just minutes from local schools, parks, and Ingleside’s conveniences, this charming home is ready for its new owner! A great chance to create something truly special!

Key facts

• Generous lot
• Local schools
• Parks

Tags

• GENEROUS LOT
• OUTDOOR LIVING
• LOCAL SCHOOLS
• PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.4% in Ingleside — 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 71/100 on livability (#323 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D+, crime F, amenities 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $760 of loan paydown is wiped out by about $3k 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 195 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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: 1.27% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 6.5

CMA / ARV

• ARV (median comp): $151,383
• List price: $109,900
• Delta: -27.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2548 Avenue F	0.28mi	2/1.0 (-1)	728 (-12%)	1mo	$135,000	$185	62
2556 Avenue B	0.24mi	3/1.0	904 (+10%)	23mo	$157,000	$174	54
2325 2nd St	0.70mi	2/2.0 (-1)	888 (+8%)	22mo	$179,000	$202	27
2747 Avenue K	0.74mi	2/1.0 (-1)	924 (+12%)	21mo	$164,900	$178	23

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-3,684
• Equity at exit: $16,386

10-year hold

• IRR: 2.4%
• Equity multiple: 1.15×
• Total profit: $4,581
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$576
• Tax from tax record: −$197 /mo · $2,369/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $285

Break-even live

Break-even rent $1,037

Max offer price $109,900

Occupancy floor 75%

Sensitivity live

Price	-10% $347	-5% $316	+0% $285	+5% $254	+10% $223
Rent	-10% $175	-5% $230	+0% $285	+5% $340	+10% $396
Rate	-1.0pp $341	-0.5pp $313	base $285	+0.5pp $257	+1.0pp $228

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2114 Zephyr Cir Unit A Ingleside, TX	2.0	1.0	900	$1,150	$1.28	45d	1	0.68mi
2109 Breezeway Cir Ingleside, TX	2.0	1.0	700	$1,100	$1.57	15d	1	0.69mi
2100 Breezeway Cir Unit 20 Ingleside, TX	2.0	1.5	1050	$1,150	$1.10	45d	1	0.71mi
2850 Avenue J Ingleside, TX	1.0–2.0	1.0–2.0	917	$1,495	$1.63	15d	9	0.87mi
2706 State Highway 361 Ingleside, TX	1.0–3.0	1.0–2.0	884	$1,705	$1.93	15d	9	1.08mi

Listing history 16 events

1. 2026-06-18
   days on market $109,900 Active 195 DOM
2. 2026-06-17
   days on market $109,900 Active 194 DOM
3. 2026-06-16
   days on market $109,900 Active 193 DOM
4. 2026-06-15
   days on market $109,900 Active 192 DOM
5. 2026-06-14
   days on market $109,900 Active 190 DOM
6. 2026-06-10
   days on market $109,900 Active 187 DOM
7. 2026-06-09
   days on market $109,900 Active 186 DOM
8. 2026-06-08
   days on market $109,900 Active 185 DOM
9. 2026-06-07
   days on market $109,900 Active 184 DOM
10. 2026-06-03
    days on market $109,900 Active 180 DOM
11. 2026-06-02
    days on market $109,900 Active 179 DOM
12. 2026-06-01
    days on market $109,900 Active 178 DOM
13. 2026-05-31
    days on market $109,900 Active 177 DOM
14. 2026-05-30
    days on market $109,900 Active 176 DOM
15. 2025-12-05
    listed $109,900 Active 656-char remark

    Show marketing remark (656 chars)

    Discover an inviting 3-bedroom, 1-bath home located in Ingleside, Texas—full of potential and ready for your vision. This cozy cottage offers a comfortable layout with welcoming living spaces and an easy flow throughout. Whether you’re a first-time buyer, investor, or someone looking for a project, this property is an excellent opportunity. Sitting on a generous lot with room to enhance outdoor living, the home provides a great space for updates and personal touches. Just minutes from local schools, parks, and Ingleside’s conveniences, this charming home is ready for its new owner! A great chance to create something truly special!

16. 2002-08-20
    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: $2,369 · $197/mo
• Projected year-2 tax: $2,369 · $197/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 29 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: $16,781
• − Mortgage interest: −$6,156
• − Property taxes: −$2,369
• − Insurance: −$550
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$3,197
• Taxable income: $1,824
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $2,985/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 — Ingleside

• Score: 71/100
• State rank: #323
• US rank: #7128

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ingleside, TX
• County: San Patricio County · 31,224 people
• City population: 10,816
• 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

2 events — show timeline

• 2025-12-05 Listed $109,900 CBMLS
• 2002-08-20 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,369 · +15.4% YoY. Source: county tax records.