2218 Prescott St · Corpus Christi, TX 78404

$95,000

3 bd · 1.0 ba · 1,003 sqft · SingleFamily public records · 116 Days on market

Built 1941 6,499 sqft lot $95/sqft · 7% above area Est $88k · 7% over

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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 +4.2/15.0
• 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

INVESTOR SPECIAL! Large lot, 3-4 bedrooms. Property being sold as-is. All information in listing should be independently verified.

Key facts

• 6,499 sq ft lot
• Built 1941
• Listed 116 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 + 1.9% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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 1941 — 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: 1.51% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.37%
• DSCR: 1.73
• GRM: 5.5

CMA / ARV

• ARV (median comp): $88,439
• List price: $95,000
• Delta: 7.42%
• 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
2407 David St	0.14mi	3/1.0	1,010 (+1%)	11mo	$56,000	$55	83
1359 18th Street St	0.10mi	2/1.0 (-1)	936 (-7%)	3mo	$55,000	$59	77
2705 Elizabeth St	0.40mi	3/1.0	1,026 (+2%)	3mo	$165,000	$161	75
2614 Riggan St	0.24mi	2/1.0 (-1)	969 (-3%)	12mo	$90,000	$93	68
2020 Buford St	0.42mi	3/2.0	1,018 (+2%)	14mo	$145,000	$142	62
2513 Terrace St	0.32mi	2/2.0 (-1)	1,094 (+9%)	3mo	$60,000	$55	58
2610 Elizabeth St	0.26mi	2/1.5 (-1)	853 (-15%)	4mo	$149,900	$176	53
2506 Crews St	0.37mi	2/1.0 (-1)	904 (-10%)	10mo	$58,000	$64	53
2630 Lynch St	0.38mi	2/1.0 (-1)	1,096 (+9%)	12mo	$135,000	$123	52
1449 16th St	0.22mi	2/2.0 (-1)	1,116 (+11%)	14mo	$55,000	$49	51
2008 Craig St	0.34mi	2/1.0 (-1)	854 (-15%)	9mo	$100,000	$117	47
2838 Greenwood Dr	0.73mi	2/2.0 (-1)	1,058 (+6%)	3mo	$158,000	$149	45

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: 6.1%
• Equity multiple: 1.23×
• Total profit: $6,198
• Equity at exit: $14,165

10-year hold

• IRR: 14.4%
• Equity multiple: 2.09×
• Total profit: $29,062
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$498
• Tax from tax record: −$232 /mo · $2,788/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $363

Break-even live

Break-even rent $975

Max offer price $95,000

Occupancy floor 70%

Sensitivity live

Price	-10% $417	-5% $390	+0% $363	+5% $336	+10% $309
Rent	-10% $250	-5% $306	+0% $363	+5% $420	+10% $476
Rate	-1.0pp $411	-0.5pp $387	base $363	+0.5pp $338	+1.0pp $313

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2333 Riggan St Corpus Christi, TX	2.0	1.0	856	$1,250	$1.46	44d	1	0.07mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	14d	1	0.20mi
1802 Morgan Ave Unit 1802 Corpus Christi, TX	2.0	1.0	850	$1,250	$1.47	21d	1	0.29mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	14d	1	0.35mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	21d	1	0.35mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	44d	1	0.36mi
1433 12th St Corpus Christi, TX	2.0	1.0	768	$1,050	$1.37	44d	1	0.44mi
1634 14th St Corpus Christi, TX	2.0	1.5	980	$1,090	$1.11	44d	1	0.52mi
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$1,050	$1.47	14d	6	0.55mi
1722 Trenton Dr Corpus Christi, TX	4.0	2.0	1432	$2,100	$1.47	14d	1	0.61mi
1124 Morgan Ave Unit 1268437P Corpus Christi, TX	2.0	1.0	721	$2,081	$2.89	44d	1	0.64mi
616 16th St Unit A Corpus Christi, TX	3.0	1.0	1040	$1,050	$1.01	44d	1	0.68mi
1521 7th St Corpus Christi, TX	2.0	2.0	850	$1,250	$1.47	14d	1	0.70mi
1318 6th St Corpus Christi, TX	2.0	1.0	900	$900	$1.00	14d	1	0.81mi
826 Hancock Ave Unit 2 Corpus Christi, TX	2.0	1.0	1000	$950	$0.95	21d	1	0.91mi
813 Furman Ave Apt 1 Corpus Christi, TX	3.0	2.0	1430	$1,475	$1.03	14d	1	0.97mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	21d	1	1.01mi
815 Ohio Ave Unit 3 Corpus Christi, TX	2.0	1.0	748	$985	$1.32	44d	1	1.05mi
522 Hancock Ave Unit 1-319 Corpus Christi, TX	2.0	2.0	1133	$1,625	$1.43	21d	1	1.10mi
522 Hancock Ave Corpus Christi, TX	1.0–2.0	1.0–2.0	915	$2,000	$2.18	14d	10	1.11mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	44d	1	1.14mi
802 S Carancahua St Corpus Christi, TX	2.0	1.0–2.0	869	$1,770	$2.04	14d	68	1.15mi
823 S Water St Corpus Christi, TX	2.0	2.0	1243	$2,000	$1.61	14d	1	1.16mi
110 Josephine St Corpus Christi, TX	3.0	2.0	1050	$2,000	$1.90	44d	1	1.19mi
2245 Comanche St Unit A Corpus Christi, TX	3.0	1.0	1016	$1,350	$1.33	21d	1	1.22mi
443 Indiana Ave Corpus Christi, TX	2.0	1.0	968	$1,650	$1.70	44d	1	1.23mi
225 Watson St Corpus Christi, TX	3.0	1.0	1472	$1,295	$0.88	44d	1	1.25mi
330 Texas Ave Corpus Christi, TX	2.0	1.0	806	$1,300	$1.61	44d	1	1.33mi
332 Rosebud Ave Corpus Christi, TX	2.0	1.0	942	$1,150	$1.22	21d	1	1.38mi
2833 Lawnview St Corpus Christi, TX	2.0	1.0	850	$1,000	$1.18	14d	1	1.39mi
309 Rosebud Ave Unit D Corpus Christi, TX	2.0	1.0	882	$1,100	$1.25	21d	1	1.43mi
2837 Santa Fe St Unit 2 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	14d	1	1.46mi

Listing history 27 events

1. 2026-06-18
   days on market $95,000 Active 116 DOM
2. 2026-06-17
   days on market $95,000 Active 115 DOM
3. 2026-06-16
   days on market $95,000 Active 114 DOM
4. 2026-06-15
   days on market $95,000 Active 113 DOM
5. 2026-06-14
   days on market $95,000 Active 111 DOM
6. 2026-06-10
   days on market $95,000 Active 108 DOM
7. 2026-06-09
   days on market $95,000 Active 107 DOM
8. 2026-06-08
   days on market $95,000 Active 106 DOM
9. 2026-06-07
   days on market $95,000 Active 105 DOM
10. 2026-06-05
    days on market $95,000 Active 102 DOM
11. 2026-06-03
    days on market $95,000 Active 101 DOM
12. 2026-06-03
    price $95,000 Active 100 DOM
13. 2026-06-02
    days on market $105,000 Active 100 DOM
14. 2026-06-01
    days on market $105,000 Active 99 DOM
15. 2026-05-31
    days on market $105,000 Active 98 DOM
16. 2026-05-30
    days on market $105,000 Active 97 DOM
17. 2026-02-22
    listed $105,000 Active 130-char remark

    Show marketing remark (130 chars)

    INVESTOR SPECIAL! Large lot, 3-4 bedrooms. Property being sold as-is. All information in listing should be independently verified.

18. 2019-11-21
    soldstatus
19. 2019-11-21
    soldstatus
20. 2017-08-22
    historical 349-char remark

    Show marketing remark (349 chars)

    Entry is into the main living area with tile floors. The living and dining areas both have a lot of windows allowing in natural light. There is a bonus room that could serve as a second living area and a utility room at the back. Good size lot with a storage building at back. Location is close to downtown and allows for good access to the highway.

21. 2017-08-18
    soldstatus Closed 349-char remark

    Show marketing remark (349 chars)

    Entry is into the main living area with tile floors. The living and dining areas both have a lot of windows allowing in natural light. There is a bonus room that could serve as a second living area and a utility room at the back. Good size lot with a storage building at back. Location is close to downtown and allows for good access to the highway.

22. 2017-07-20
    status Pending 349-char remark

    Show marketing remark (349 chars)

    Entry is into the main living area with tile floors. The living and dining areas both have a lot of windows allowing in natural light. There is a bonus room that could serve as a second living area and a utility room at the back. Good size lot with a storage building at back. Location is close to downtown and allows for good access to the highway.

23. 2017-07-12
    status Active 349-char remark

    Show marketing remark (349 chars)

    Entry is into the main living area with tile floors. The living and dining areas both have a lot of windows allowing in natural light. There is a bonus room that could serve as a second living area and a utility room at the back. Good size lot with a storage building at back. Location is close to downtown and allows for good access to the highway.

24. 2017-07-06
    status Pending 349-char remark

    Show marketing remark (349 chars)

    Entry is into the main living area with tile floors. The living and dining areas both have a lot of windows allowing in natural light. There is a bonus room that could serve as a second living area and a utility room at the back. Good size lot with a storage building at back. Location is close to downtown and allows for good access to the highway.

25. 2017-06-28
    historical Option Period 349-char remark

    Show marketing remark (349 chars)

    Entry is into the main living area with tile floors. The living and dining areas both have a lot of windows allowing in natural light. There is a bonus room that could serve as a second living area and a utility room at the back. Good size lot with a storage building at back. Location is close to downtown and allows for good access to the highway.

26. 2017-06-23
    listed $24,000 Active 349-char remark

    Show marketing remark (349 chars)

    Entry is into the main living area with tile floors. The living and dining areas both have a lot of windows allowing in natural light. There is a bonus room that could serve as a second living area and a utility room at the back. Good size lot with a storage building at back. Location is close to downtown and allows for good access to the highway.

27. 2002-09-23
    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: $2,788 · $232/mo
• Projected year-2 tax: $2,788 · $232/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 · 25 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: $17,210
• − Mortgage interest: −$5,321
• − Property taxes: −$2,788
• − Insurance: −$475
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$2,764
• Taxable income: $3,108
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $3,609/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

+337.5% since first listed

11 events — show timeline

• 2026-02-22 Listed $105,000 CBMLS
• 2019-11-21 Sold (Public Records) — Public Records
• 2019-11-21 Sold (Public Records) — Public Records
• 2017-08-22 Delisted — CBMLS
• 2017-08-18 Sold (MLS) — CBMLS
• 2017-07-20 Pending — CBMLS
• 2017-07-12 Relisted — CBMLS
• 2017-07-06 Pending — CBMLS
• 2017-06-28 Contingent — CBMLS
• 2017-06-23 Listed $24,000 CBMLS
• 2002-09-23 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,788 · +12.5% YoY. Source: county tax records.