2695 Avenue I · Ingleside, TX 78362

$139,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 12 Days on market

Built 1958 8,400 sqft lot $162/sqft · 11% below area Est $157k · 11% 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 +19.0/30.0
• ARV discount +12.4/15.0
• DSCR +6.0/10.0
• 1% rule +5.5/10.0
• 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

AMAZING 3 BEDROOM 1 BATH, HUGE LOT! THIS HOME IS SUCH A DOLLHOUSE, PLUS THERE IS A LARGE (SIZE OF A TINY HOME ) STORAGE IN THE BACK. PRICED TO SELL. SELLER HAS DONE SOME PAINTING AND ADDED NEW CABINETS AND COUNTER TOP IN THE KITCHEN.

Key facts

• Recent water heater
• Storage
• Laundry room

Tags

• LAUNDRY ROOM
• STORAGE
• LARGE YARD
• RECENT PLUMBING
• RECENT WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Cap rate 7.5% 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 leasing fast (median 14d on market — plan ~1-2 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 $967 of loan paydown is wiped out by about $4k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $139,900

Questions for the listing agent

1. Built in 1958 — 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. 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?
4. 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?
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: 1.05% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 7.9

CMA / ARV

• ARV (median comp): $157,162
• List price: $139,900
• Delta: -10.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2325 2nd St	0.14mi	2/2.0 (-1)	888 (+3%)	22mo	$179,000	$202	61
2747 Avenue K	0.16mi	2/1.0 (-1)	924 (+7%)	21mo	$164,900	$178	58
2704 Avenue F	0.16mi	3/1.0	962 (+11%)	20mo	$62,500	$65	57
2556 Avenue B	0.47mi	3/1.0	904 (+5%)	23mo	$157,000	$174	52
2571 First St	0.43mi	2/1.0 (-1)	968 (+12%)	6mo	$169,900	$176	50
2553 Avenue C	0.44mi	2/2.0 (-1)	968 (+12%)	10mo	$199,000	$206	42
3007 Sunset Dr	0.71mi	3/1.5	960 (+11%)	10mo	$132,500	$138	38

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: -12.9%
• Equity multiple: 0.55×
• Total profit: $-17,601
• Equity at exit: $20,860

10-year hold

• IRR: -9.6%
• Equity multiple: 0.50×
• Total profit: $-19,765
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$734
• Tax from tax record: −$224 /mo · $2,686/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $146

Break-even live

Break-even rent $1,286

Max offer price $139,900

Occupancy floor 85%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2850 Avenue J Ingleside, TX	1.0–2.0	1.0–2.0	917	$1,495	$1.63	13d	9	0.29mi
2706 State Highway 361 Ingleside, TX	1.0–3.0	1.0–2.0	884	$1,705	$1.93	13d	9	0.91mi
2114 Zephyr Cir Unit A Ingleside, TX	2.0	1.0	900	$1,150	$1.28	43d	1	0.97mi
2100 Breezeway Cir Unit 20 Ingleside, TX	2.0	1.5	1050	$1,150	$1.10	43d	1	1.02mi
2109 Breezeway Cir Ingleside, TX	2.0	1.0	700	$1,100	$1.57	13d	1	1.03mi

Listing history 34 events

1. 2026-06-14
   days on market $139,900 Active 12 DOM
2. 2026-06-10
   days on market $139,900 Active 9 DOM
3. 2026-06-09
   days on market $139,900 Active 8 DOM
4. 2026-06-08
   days on market $139,900 Active 7 DOM
5. 2026-06-07
   days on market $139,900 Active 6 DOM
6. 2026-06-03
   days on market $139,900 Active 2 DOM
7. 2026-06-02
   days on marketlisting id $139,900 Active 1 DOM
8. 2026-05-31
   days on market $139,900 Active 99 DOM
9. 2026-05-30
   days on market $139,900 Active 98 DOM
10. 2026-03-06
    listed $139,900 Active 234-char remark

    Show marketing remark (234 chars)

    AMAZING 3 BEDROOM 1 BATH, HUGE LOT! THIS HOME IS SUCH A DOLLHOUSE, PLUS THERE IS A LARGE (SIZE OF A TINY HOME ) STORAGE IN THE BACK. PRICED TO SELL. SELLER HAS DONE SOME PAINTING AND ADDED NEW CABINETS AND COUNTER TOP IN THE KITCHEN.

11. 2026-03-06
    price $139,900 234-char remark

    Show marketing remark (234 chars)

    AMAZING 3 BEDROOM 1 BATH, HUGE LOT! THIS HOME IS SUCH A DOLLHOUSE, PLUS THERE IS A LARGE (SIZE OF A TINY HOME ) STORAGE IN THE BACK. PRICED TO SELL. SELLER HAS DONE SOME PAINTING AND ADDED NEW CABINETS AND COUNTER TOP IN THE KITCHEN.

12. 2026-03-03
    historical 234-char remark

    Show marketing remark (234 chars)

    AMAZING 3 BEDROOM 1 BATH, HUGE LOT! THIS HOME IS SUCH A DOLLHOUSE, PLUS THERE IS A LARGE (SIZE OF A TINY HOME ) STORAGE IN THE BACK. PRICED TO SELL. SELLER HAS DONE SOME PAINTING AND ADDED NEW CABINETS AND COUNTER TOP IN THE KITCHEN.

13. 2026-03-03
    status Pending 234-char remark

    Show marketing remark (234 chars)

    AMAZING 3 BEDROOM 1 BATH, HUGE LOT! THIS HOME IS SUCH A DOLLHOUSE, PLUS THERE IS A LARGE (SIZE OF A TINY HOME ) STORAGE IN THE BACK. PRICED TO SELL. SELLER HAS DONE SOME PAINTING AND ADDED NEW CABINETS AND COUNTER TOP IN THE KITCHEN.

14. 2026-02-28
    historical 234-char remark

    Show marketing remark (234 chars)

    AMAZING 3 BEDROOM 1 BATH, HUGE LOT! THIS HOME IS SUCH A DOLLHOUSE, PLUS THERE IS A LARGE (SIZE OF A TINY HOME ) STORAGE IN THE BACK. PRICED TO SELL. SELLER HAS DONE SOME PAINTING AND ADDED NEW CABINETS AND COUNTER TOP IN THE KITCHEN.

15. 2026-02-16
    listed $135,900 Active 234-char remark

    Show marketing remark (234 chars)

    AMAZING 3 BEDROOM 1 BATH, HUGE LOT! THIS HOME IS SUCH A DOLLHOUSE, PLUS THERE IS A LARGE (SIZE OF A TINY HOME ) STORAGE IN THE BACK. PRICED TO SELL. SELLER HAS DONE SOME PAINTING AND ADDED NEW CABINETS AND COUNTER TOP IN THE KITCHEN.

16. 2025-06-02
    listed $135,500 Active
17. 2020-04-01
    historical
18. 2020-03-27
    soldstatus Closed
19. 2020-03-25
    soldstatus
20. 2020-03-01
    listed $89,000 Active
21. 2019-12-29
    historical
22. 2019-12-03
    status Active
23. 2019-11-18
    historical
24. 2019-10-23
    price $93,000
25. 2019-10-11
    status Active
26. 2019-10-05
    historical Option Period
27. 2019-09-18
    price $89,900
28. 2019-09-01
    price $99,900
29. 2019-08-17
    listed $102,500 Active
30. 2014-12-22
    soldstatus
31. 2014-12-18
    soldstatus
32. 2014-05-29
    listed $69,900
33. 2010-12-20
    listed $68,000
34. 1991-01-08
    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: $2,686 · $224/mo
• Projected year-2 tax: $2,686 · $224/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) · 67% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $17,654
• − Mortgage interest: −$7,837
• − Property taxes: −$2,686
• − Insurance: −$700
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$4,070
• Taxable loss: −$462
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $1,868/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

+105.7% since first listed

25 events — show timeline

• 2026-03-06 Listed $139,900 CBMLS
• 2026-03-06 Price Changed $139,900 CBMLS
• 2026-03-03 Delisted — CBMLS
• 2026-03-03 Pending — CBMLS
• 2026-02-28 Delisted — CBMLS
• 2026-02-16 Listed $135,900 CBMLS
• 2025-06-02 Listed $135,500 CBMLS
• 2020-04-01 Delisted — CBMLS
• 2020-03-27 Sold (MLS) — CBMLS
• 2020-03-25 Sold (Public Records) — Public Records
• 2020-03-01 Listed $89,000 CBMLS
• 2019-12-29 Delisted — CBMLS
• 2019-12-03 Relisted — CBMLS
• 2019-11-18 Delisted — CBMLS
• 2019-10-23 Price Changed $93,000 CBMLS
• 2019-10-11 Relisted — CBMLS
• 2019-10-05 Contingent — CBMLS
• 2019-09-18 Price Changed $89,900 CBMLS
• 2019-09-01 Price Changed $99,900 CBMLS
• 2019-08-17 Listed $102,500 CBMLS
• 2014-12-22 Sold (Public Records) — Public Records
• 2014-12-18 Sold (MLS) — CBMLS
• 2014-05-29 Listed $69,900 CBMLS
• 2010-12-20 Listed $68,000 CBMLS
• 1991-01-08 Sold (Public Records) — Public Records

Property tax history

+10.7%/yr

Latest (2025): $2,686 · +8.0% YoY. Source: county tax records.