5902 Ayers St · Corpus Christi, TX 78415

$58,000

3 bd · 2.0 ba · 1,080 sqft · MultiFamily · 23 Days on market

Built 2013

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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 +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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Misty Winds Mobile Home Park. You can leave the home here or move the home to a piece of land. 3 beds 2 full baths split floor plan. Full vinyl wood plank flooring. Washer/Dryer room. All appliances will stay fridge, stove, dishwasher. The home has a brand new a/c unit.

Key facts

• Split floor plan
• Washer dryer room
• Brand new a c unit

Tags

• SPLIT FLOOR PLAN
• VINYL WOOD PLANK FLOORING
• WASHER DRYER ROOM
• BRAND NEW A C UNIT

Property features AI

Finance

• Other: No additional amenities provided
• Financial info: Financial details not provided
• HOA & community: HOA/community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Utilities information not provided
• Home design: Built in 2013
• Construction: Living area approximately 1080; Construction details not provided
• Exterior features: Property located in the South Side subdivision

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms: information not provided
• Flooring: Flooring details not provided
• Bathrooms: Bathrooms: information not provided
• Heating & cooling: Heating and cooling details not provided
• Interior features: Located in the South Side subdivision
• Laundry & utility: Laundry and utility details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $58k.

Deal economics

• At list price, monthly cash flow is $888 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.7% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 35% 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 $401 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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

• 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 $57,130 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.74% ✓
• Cap rate: 24.66%
• Cash-on-cash: 65.61%
• DSCR: 3.92
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.32% rent growth · sell at horizon

5-year hold

• IRR: 64.1%
• Equity multiple: 3.84×
• Total profit: $46,076
• Equity at exit: $8,648

10-year hold

• IRR: 68.2%
• Equity multiple: 7.69×
• Total profit: $108,584
• Equity at exit: $5,015

Cash invested: $16,240 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,589 high
• Mortgage (P&I): −$304
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $888

Break-even live

Break-even rent $465

Max offer price $58,000

Occupancy floor 39%

Sensitivity live

Price	-10% $921	-5% $904	+0% $888	+5% $871	+10% $855
Rent	-10% $762	-5% $825	+0% $888	+5% $951	+10% $1,013
Rate	-1.0pp $917	-0.5pp $903	base $888	+0.5pp $873	+1.0pp $858

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5902 Ayers St Corpus Christi, TX	3.0	2.0	1152	$1,349	$1.17	44d	1	0.04mi
6013 Beardmore Dr Corpus Christi, TX	3.0	2.0	1104	$1,700	$1.54	22d	1	0.14mi
2509 Persimmon St Corpus Christi, TX	3.0	2.0	1295	$1,550	$1.20	44d	1	0.18mi
2510 Cresterrace Dr Corpus Christi, TX	3.0	2.0	1300	$1,495	$1.15	44d	1	0.26mi
5541 Candace St Corpus Christi, TX	3.0	2.0	1484	$1,795	$1.21	14d	1	0.46mi
3102 Crestwater Dr Corpus Christi, TX	3.0	2.0	1173	$1,550	$1.32	44d	1	0.58mi
2709 Milo St Corpus Christi, TX	3.0	2.0	1122	$1,700	$1.52	14d	1	0.84mi
1710 Citation Dr Corpus Christi, TX	3.0	2.0	1056	$1,890	$1.79	44d	1	1.14mi
5623 Carroll Ln Corpus Christi, TX	2.0	1.0	750	$825	$1.10	44d	1	1.31mi
3619 La Paz Dr Corpus Christi, TX	2.0	1.0	903	$1,195	$1.32	22d	1	1.37mi
3620 La Paz Dr Corpus Christi, TX	2.0	1.0	875	$1,195	$1.37	14d	1	1.38mi
4818 Kendall Dr Corpus Christi, TX	2.0	1.0	1169	$1,250	$1.07	14d	1	1.41mi

Listing history 18 events

1. 2026-06-18
   days on market $58,000 Active 23 DOM
2. 2026-06-17
   days on market $58,000 Active 22 DOM
3. 2026-06-16
   days on market $58,000 Active 21 DOM
4. 2026-06-15
   days on market $58,000 Active 20 DOM
5. 2026-06-14
   days on market $58,000 Active 18 DOM
6. 2026-06-10
   days on market $58,000 Active 15 DOM
7. 2026-06-09
   days on market $58,000 Active 14 DOM
8. 2026-06-08
   days on market $58,000 Active 13 DOM
9. 2026-06-07
   days on market $58,000 Active 12 DOM
10. 2026-06-05
    days on market $58,000 Active 9 DOM
11. 2026-06-03
    days on market $58,000 Active 8 DOM
12. 2026-06-02
    days on market $58,000 Active 7 DOM
13. 2026-06-01
    days on market $58,000 Active 6 DOM
14. 2026-05-31
    days on market $58,000 Active 5 DOM
15. 2026-05-30
    days on market $58,000 Active 4 DOM
16. 2026-05-26
    listed $58,000 Active
17. 2003-07-03
    listed $60,000
18. 1998-10-22
    listed $47,200

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $1,061 · $88/mo
• Expected delta: +$591/yr (+$49/mo · 125.8%)

ⓘ 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) · 74% 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: $19,069
• − Mortgage interest: −$3,249
• − Property taxes: −$470
• − Insurance: −$290
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$1,687
• Taxable income: $10,322
• Est. tax owed @ 24.0%: −$2,477
• After-tax cash flow: $8,178/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

+22.9% since first listed

3 events — show timeline

• 2026-05-26 Listed $58,000 FSBO.com
• 2003-07-03 Listed $60,000 CBMLS
• 1998-10-22 Listed $47,200 CBMLS