230 Osage St · Corpus Christi, TX 78405

$90,000

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 98 Days on market

Built 1955 7,401 sqft lot $89/sqft · 5% below area Est $95k · 5% 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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• 1% rule +9.7/10.0
• Appreciation +5.7/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special!! Have the Opportunity to Purchase this CASHFLOW GENERATING Property. It is Currently Occupied with Tenant. Easy to Show. Property is being SOLD AS IS.

Key facts

• 7,401 sq ft lot
• Built 1955
• Listed 98 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $292 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 74 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 41% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $1k appreciation (1.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1955 — 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: 1.47% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.89%
• DSCR: 1.62
• GRM: 5.7

CMA / ARV

• ARV (median comp): $95,195
• List price: $90,000
• Delta: -5.46%
• 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
2901 Mary St	0.33mi	3/2.0	1,000 (-1%)	5mo	$137,000	$137	79
251 W Longview St	0.50mi	3/1.0	1,013 (+0%)	2mo	$59,000	$58	70
615 Dolores St	0.18mi	3/2.0	918 (-9%)	8mo	$130,400	$142	70
326 Virginia Ave	0.23mi	3/1.0	915 (-9%)	3mo	$135,000	$148	67
2928 Sunrise Ave	0.29mi	2/2.0 (-1)	1,032 (+2%)	12mo	$50,000	$48	67
3073 Reyna St	0.53mi	3/2.0	1,036 (+3%)	8mo	$110,000	$106	64
222 Westgate Dr	0.41mi	2/1.0 (-1)	1,067 (+6%)	4mo	$59,999	$56	59
3650 Braniff St	0.70mi	3/1.0	986 (-2%)	2mo	$69,900	$71	58
214 Shawnee	0.32mi	3/1.0	922 (-8%)	12mo	$119,000	$129	57
2613 Mary St	0.60mi	2/1.0 (-1)	992 (-2%)	6mo	$60,000	$60	55
314 Old Robstown	0.61mi	3/2.0	1,121 (+11%)	8mo	$162,500	$145	46
423 Fairview Dr	0.68mi	3/1.5	1,110 (+10%)	4mo	$120,000	$108	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 1.88×
• Total profit: $22,222
• Equity at exit: $32,711

10-year hold

• IRR: 19.8%
• Equity multiple: 3.50×
• Total profit: $62,912
• Equity at exit: $45,049

Cash invested: $25,200 (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 78405

• Home prices YoY: 1.3%
• Active inventory: 74
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$472
• Tax from tax record: −$242 /mo · $2,908/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $292

Break-even live

Break-even rent $952

Max offer price $90,000

Occupancy floor 73%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$1,050	$1.47	13d	6	0.61mi
3302 Up River Rd Corpus Christi, TX	2.0	1.0	710	$699	$0.98	13d	1	0.78mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	21d	1	0.84mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	13d	1	0.93mi
2245 Comanche St Unit A Corpus Christi, TX	3.0	1.0	1016	$1,350	$1.33	21d	1	0.98mi
3762 Up River Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$1,199	$1.40	13d	6	1.07mi
616 16th St Unit A Corpus Christi, TX	3.0	1.0	1040	$1,050	$1.01	44d	1	1.10mi
2333 Riggan St Corpus Christi, TX	2.0	1.0	856	$1,250	$1.46	44d	1	1.19mi
1802 Morgan Ave Unit 1802 Corpus Christi, TX	2.0	1.0	850	$1,250	$1.47	21d	1	1.21mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	13d	1	1.35mi
4505 Up River Rd Corpus Christi, TX	2.0	1.0	966	$1,450	$1.50	13d	1	1.45mi
110 Josephine St Corpus Christi, TX	3.0	2.0	1050	$2,000	$1.90	44d	1	1.46mi
1433 12th St Corpus Christi, TX	2.0	1.0	768	$1,050	$1.37	44d	1	1.46mi
1722 Trenton Dr Corpus Christi, TX	4.0	2.0	1432	$2,100	$1.47	13d	1	1.47mi
2726 Grace Dr Unit A Corpus Christi, TX	3.0	2.0	1300	$2,095	$1.61	44d	1	1.49mi
2706 Grace Dr Unit A Corpus Christi, TX	3.0	2.0	1369	$2,095	$1.53	44d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $90,000 Active 98 DOM
2. 2026-06-17
   days on market $90,000 Active 97 DOM
3. 2026-06-16
   days on market $90,000 Active 96 DOM
4. 2026-06-15
   days on market $90,000 Active 95 DOM
5. 2026-06-14
   days on market $90,000 Active 93 DOM
6. 2026-06-10
   days on market $90,000 Active 90 DOM
7. 2026-06-09
   days on market $90,000 Active 89 DOM
8. 2026-06-08
   days on market $90,000 Active 88 DOM
9. 2026-06-07
   days on market $90,000 Active 87 DOM
10. 2026-06-05
    days on market $90,000 Active 84 DOM
11. 2026-06-03
    days on market $90,000 Active 83 DOM
12. 2026-06-02
    days on market $90,000 Active 82 DOM
13. 2026-06-01
    days on market $90,000 Active 81 DOM
14. 2026-05-31
    days on market $90,000 Active 80 DOM
15. 2026-05-30
    days on market $90,000 Active 79 DOM
16. 2026-05-06
    price $90,000 168-char remark

    Show marketing remark (168 chars)

    Investor Special!! Have the Opportunity to Purchase this CASHFLOW GENERATING Property. It is Currently Occupied with Tenant. Easy to Show. Property is being SOLD AS IS.

17. 2026-05-06
    listed $115,000 Active 168-char remark

    Show marketing remark (168 chars)

    Investor Special!! Have the Opportunity to Purchase this CASHFLOW GENERATING Property. It is Currently Occupied with Tenant. Easy to Show. Property is being SOLD AS IS.

18. 2026-04-29
    historical 168-char remark

    Show marketing remark (168 chars)

    Investor Special!! Have the Opportunity to Purchase this CASHFLOW GENERATING Property. It is Currently Occupied with Tenant. Easy to Show. Property is being SOLD AS IS.

19. 2026-03-31
    price $115,000 168-char remark

    Show marketing remark (168 chars)

    Investor Special!! Have the Opportunity to Purchase this CASHFLOW GENERATING Property. It is Currently Occupied with Tenant. Easy to Show. Property is being SOLD AS IS.

20. 2026-03-05
    listed $124,000 Active 168-char remark

    Show marketing remark (168 chars)

    Investor Special!! Have the Opportunity to Purchase this CASHFLOW GENERATING Property. It is Currently Occupied with Tenant. Easy to Show. Property is being SOLD AS IS.

21. 2014-01-29
    soldstatus 336-char remark

    Show marketing remark (336 chars)

    2bedroom, 2 bath in Meadow Park. Has 2 living areas. One of the living areas would work well as an additional bedroom. Large back yard with chain link fence and cross fenced for pets. Dine in Kitchen. Separate utility room with hook ups for washer and gas dryer. Unit was rented at $625. a month. Call your realtor for more information.

22. 2014-01-29
    soldstatus

    Show marketing remark (336 chars)

    2bedroom, 2 bath in Meadow Park. Has 2 living areas. One of the living areas would work well as an additional bedroom. Large back yard with chain link fence and cross fenced for pets. Dine in Kitchen. Separate utility room with hook ups for washer and gas dryer. Unit was rented at $625. a month. Call your realtor for more information.

23. 2011-01-24
    listed $40,000 336-char remark

    Show marketing remark (336 chars)

    2bedroom, 2 bath in Meadow Park. Has 2 living areas. One of the living areas would work well as an additional bedroom. Large back yard with chain link fence and cross fenced for pets. Dine in Kitchen. Separate utility room with hook ups for washer and gas dryer. Unit was rented at $625. a month. Call your realtor for more information.

24. 2009-06-25
    listed $54,000
25. 2007-03-06
    soldstatus
26. 2007-01-31
    soldstatus
27. 2006-12-11
    listed $49,900

ⓘ 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: $2,908 · $242/mo
• Projected year-2 tax: $2,908 · $242/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: $15,849
• − Mortgage interest: −$5,041
• − Property taxes: −$2,908
• − Insurance: −$450
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$2,618
• Taxable income: $2,296
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $2,948/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): 14,602
• Household income: $38,294
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 867.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 48% Black 4% White 4%
• Hispanic origin (detail): Mexican 83%
• Foreign-born: 18% · Canada
• Languages at home: 52% English-only · Spanish 48%

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: ▲ 1.42%
• Current HPI: 113.2227
• Rent YoY: —
• 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

+80.4% since first listed

12 events — show timeline

• 2026-05-06 Price Changed $90,000 CBMLS
• 2026-05-06 Listed $115,000 CBMLS
• 2026-04-29 Delisted — CBMLS
• 2026-03-31 Price Changed $115,000 CBMLS
• 2026-03-05 Listed $124,000 CBMLS
• 2014-01-29 Sold (Public Records) — Public Records
• 2014-01-29 Sold (MLS) — CBMLS
• 2011-01-24 Listed $40,000 CBMLS
• 2009-06-25 Listed $54,000 CBMLS
• 2007-03-06 Sold (Public Records) — Public Records
• 2007-01-31 Sold (MLS) — CBMLS
• 2006-12-11 Listed $49,900 CBMLS

Property tax history

+9.9%/yr

Latest (2025): $2,908 · +3.6% YoY. Source: county tax records.