1001 S Alameda St · Corpus Christi, TX 78404

$139,900

4 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 229 Days on market

Built 1955 5,493 sqft lot $122/sqft · at area comps Est $139k · at est.

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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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +7.4/10.0
• ARV discount +7.3/15.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Bay Terrace Corner-Lot Home Near Downtown Corpus Christi!Welcome to 1001 S. Alameda Street — a delightful 4-bedroom home brimming with character, color, and comfort. The inviting covered front porch opens to a bright living and dining area accented by original doors and hardware that reflect the home’s vintage charm. The kitchen features ample cabinet space, a large island with seating, and plenty of room to gather with friends. Enjoy an updated bathroom with a relaxing soaking tub, a tiled walk-in shower, plus recent improvements including a new A/C unit and water heater. The spacious corner lot offers two driveways (one with a carport), a fully fenced yard, a covered patio perfect for barbecues, and a metal storage shed. There’s even space to add a garage or guest quarters in the future. Conveniently located near downtown attractions, restaurants, the seawall, beach, and T. G. Allen Elementary, Driscoll Middle, and Miller High School.

Key facts

• Covered front porch
• Soaking tub
• Ample cabinet space

Tags

• COVERED FRONT PORCH
• BRIGHT LIVING AND DINING AREA
• AMPLE CABINET SPACE
• LARGE ISLAND WITH SEATING
• UPDATED BATHROOM
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 34% 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 $967 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

• It's been on market 229 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 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 1955 — 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. 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?
6. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 6.7

CMA / ARV

• ARV (median comp): $139,133
• List price: $139,900
• Delta: 0.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1330 7th St	0.37mi	3/2.0 (-1)	1,118 (-2%)	2mo	$165,000	$148	69
1320 Hancock Ave	0.10mi	3/2.0 (-1)	1,280 (+12%)	4mo	$218,000	$170	63
915 Craig St	0.24mi	3/2.0 (-1)	1,263 (+10%)	2mo	$229,000	$181	61
1212 14th St	0.37mi	3/1.0 (-1)	1,176 (+3%)	15mo	$70,000	$60	61
1102 16th St	0.43mi	3/1.0 (-1)	1,144 (0%)	17mo	$165,000	$144	61
1454 14th St	0.46mi	3/2.0 (-1)	1,112 (-3%)	17mo	$145,900	$131	50
1621 Mary St	0.36mi	3/2.0 (-1)	1,263 (+10%)	10mo	$210,000	$166	49
1617 14th St	0.65mi	3/2.0 (-1)	1,200 (+5%)	17mo	$80,000	$67	38
528 S 19th St	0.65mi	3/2.0 (-1)	1,288 (+13%)	3mo	$199,000	$155	37
532 S 19th St	0.64mi	3/2.0 (-1)	1,288 (+13%)	4mo	$199,000	$155	37
1445 16th St	0.59mi	3/2.0 (-1)	1,260 (+10%)	14mo	$149,900	$119	35
2020 Buford St	0.56mi	3/2.0 (-1)	1,018 (-11%)	14mo	$145,000	$142	35

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,395
• Equity at exit: $20,860

10-year hold

• IRR: 6.8%
• Equity multiple: 1.48×
• Total profit: $18,887
• 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 78404

• Rents YoY: 1.9%
• Active inventory: 141
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$734
• Tax from tax record: −$226 /mo · $2,708/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $348

Break-even live

Break-even rent $1,288

Max offer price $139,900

Occupancy floor 75%

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Furman Ave Apt 1 Corpus Christi, TX	3.0	2.0	1430	$1,475	$1.03	13d	1	0.25mi
616 16th St Unit A Corpus Christi, TX	3.0	1.0	1040	$1,050	$1.01	44d	1	0.47mi
110 Josephine St Corpus Christi, TX	3.0	2.0	1050	$2,000	$1.90	44d	1	0.67mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	13d	1	0.78mi
2245 Comanche St Unit A Corpus Christi, TX	3.0	1.0	1016	$1,350	$1.33	21d	1	1.04mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	13d	1	1.05mi
1722 Trenton Dr Corpus Christi, TX	4.0	2.0	1432	$2,100	$1.47	13d	1	1.28mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	21d	1	1.45mi

Listing history 26 events

1. 2026-06-18
   days on market $139,900 Active 229 DOM
2. 2026-06-17
   days on market $139,900 Active 228 DOM
3. 2026-06-16
   days on market $139,900 Active 227 DOM
4. 2026-06-15
   days on market $139,900 Active 226 DOM
5. 2026-06-14
   days on market $139,900 Active 224 DOM
6. 2026-06-10
   days on market $139,900 Active 221 DOM
7. 2026-06-09
   days on market $139,900 Active 220 DOM
8. 2026-06-08
   days on market $139,900 Active 219 DOM
9. 2026-06-07
   days on market $139,900 Active 218 DOM
10. 2026-06-05
    days on market $139,900 Active 215 DOM
11. 2026-06-03
    days on market $139,900 Active 214 DOM
12. 2026-06-02
    days on market $139,900 Active 213 DOM
13. 2026-06-01
    days on market $139,900 Active 212 DOM
14. 2026-05-31
    days on market $139,900 Active 211 DOM
15. 2026-05-30
    days on market $139,900 Active 210 DOM
16. 2025-11-01
    listed $139,900 Active 979-char remark

    Show marketing remark (979 chars)

    Charming Bay Terrace Corner-Lot Home Near Downtown Corpus Christi!Welcome to 1001 S. Alameda Street — a delightful 4-bedroom home brimming with character, color, and comfort. The inviting covered front porch opens to a bright living and dining area accented by original doors and hardware that reflect the home’s vintage charm. The kitchen features ample cabinet space, a large island with seating, and plenty of room to gather with friends. Enjoy an updated bathroom with a relaxing soaking tub, a tiled walk-in shower, plus recent improvements including a new A/C unit and water heater. The spacious corner lot offers two driveways (one with a carport), a fully fenced yard, a covered patio perfect for barbecues, and a metal storage shed. There’s even space to add a garage or guest quarters in the future. Conveniently located near downtown attractions, restaurants, the seawall, beach, and T. G. Allen Elementary, Driscoll Middle, and Miller High School.

17. 2025-09-02
    price $139,900
18. 2025-08-31
    price $149,900
19. 2025-08-20
    price $159,900
20. 2025-08-16
    price $165,000
21. 2025-08-14
    price $179,000
22. 2025-08-02
    price $184,000
23. 2025-07-21
    listed $189,000 Active
24. 2016-10-06
    historical
25. 2016-09-30
    status Pending
26. 2016-04-08
    listed $49,900 Active

ⓘ 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: $2,708 · $226/mo
• Projected year-2 tax: $2,708 · $226/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: $20,742
• − Mortgage interest: −$7,837
• − Property taxes: −$2,708
• − Insurance: −$700
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$4,070
• Taxable income: $2,110
• Est. tax owed @ 24.0%: −$506
• After-tax cash flow: $3,669/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

+180.4% since first listed

11 events — show timeline

• 2025-11-01 Listed $139,900 CBMLS
• 2025-09-02 Price Changed $139,900 CBMLS
• 2025-08-31 Price Changed $149,900 CBMLS
• 2025-08-20 Price Changed $159,900 CBMLS
• 2025-08-16 Price Changed $165,000 CBMLS
• 2025-08-14 Price Changed $179,000 CBMLS
• 2025-08-02 Price Changed $184,000 CBMLS
• 2025-07-21 Listed $189,000 CBMLS
• 2016-10-06 Delisted — CBMLS
• 2016-09-30 Pending — CBMLS
• 2016-04-08 Listed $49,900 CBMLS

Property tax history

+7.0%/yr

Latest (2025): $2,708 · +9.7% YoY. Source: county tax records.