2637 Lynch St · Corpus Christi, TX 78404

$97,000

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 46 Days on market

Built 1955 7,000 sqft lot $100/sqft · 18% below area Est $119k · 18% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +8.0/10.0
• 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

Good potential for investment property. Needs some repairs. Wheelchair accessible w/ front ramp and large walk-in shower. Back room can be used for office or 2nd living. Exterior storage room. Motivated Seller. All reasonable offers considered.

Key facts

• Laminate wood floors
• Ramp walkway
• Near del mar college

Tags

• LAMINATE WOOD FLOORS
• RAMP WALKWAY
• LONG CEMENT DRIVEWAY
• SEPARATE BUILDING FOR STORAGE
• NEAR FREEWAY
• NEAR DEL MAR COLLEGE

Property features AI

Exterior

• Parking: Attached parking; Concrete surface; Rear/side/off-street access; On-street parking; 2 parking spaces (total)
• Utilities: Natural gas available; Public water; Public sewer; Electric service with 220 volts and net meter
• Home design: Single-story; Entry level: 1; Shingle roof; Frame construction with wood siding; Pillar/post/pier foundation
• Construction: Built with frame and wood siding
• Exterior features: Handicap accessible exterior; Chain link fencing; Workshop

Interior

• Kitchen: Range hood
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Gas heating; Electric cooling; Gas cooling
• Interior features: Accessible approach with ramp; Handicap access
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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: property tax is 2.9% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,090 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.30% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 6.4

CMA / ARV

• ARV (median comp): $118,757
• List price: $97,000
• Delta: -18.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2705 Elizabeth St	0.16mi	3/1.0 (+1)	1,026 (+6%)	3mo	$165,000	$161	76
1359 18th Street St	0.45mi	2/1.0	936 (-4%)	3mo	$55,000	$59	70
2610 Elizabeth St	0.12mi	2/1.5	853 (-12%)	4mo	$149,900	$176	69
2630 Lynch St	0.03mi	2/1.0	1,096 (+13%)	12mo	$135,000	$123	67
2513 Terrace St	0.14mi	2/2.0	1,094 (+13%)	3mo	$60,000	$55	66
3037 Macarthur St	0.70mi	2/1.0	960 (-1%)	1mo	$50,000	$52	65
2407 David St	0.37mi	3/1.0 (+1)	1,010 (+4%)	11mo	$56,000	$55	62
139 Edwards St	0.57mi	2/1.0	1,016 (+4%)	8mo	$45,000	$44	59
2506 Crews St	0.56mi	2/1.0	904 (-7%)	10mo	$58,000	$64	54
2530 Dunbar St	0.69mi	3/2.0 (+1)	992 (+2%)	2mo	$79,900	$81	53
233 Tarlton St	0.69mi	1/1.0 (-1)	1,056 (+9%)	8mo	$80,000	$76	42
2008 Craig St	0.71mi	2/1.0	854 (-12%)	9mo	$100,000	$117	40

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,211
• Equity at exit: $14,463

10-year hold

• IRR: 5.1%
• Equity multiple: 1.36×
• Total profit: $9,678
• Equity at exit: $8,387

Cash invested: $27,160 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$509
• Tax from tax record: −$233 /mo · $2,796/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $217

Break-even live

Break-even rent $990

Max offer price $97,000

Occupancy floor 78%

Sensitivity live

Price	-10% $272	-5% $245	+0% $217	+5% $190	+10% $162
Rent	-10% $117	-5% $167	+0% $217	+5% $267	+10% $317
Rate	-1.0pp $266	-0.5pp $242	base $217	+0.5pp $192	+1.0pp $167

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	14d	1	0.19mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	44d	1	0.22mi
2333 Riggan St Corpus Christi, TX	2.0	1.0	856	$1,250	$1.46	44d	1	0.28mi
1634 14th St Corpus Christi, TX	2.0	1.5	980	$1,090	$1.11	44d	1	0.48mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	14d	1	0.50mi
1800 S Staples St Corpus Christi, TX	1.0	1.0	585	$1,015	$1.74	44d	1	0.58mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	21d	1	0.58mi
1808 Morgan Ave Corpus Christi, TX	1.0	1.0	667	$975	$1.46	44d	1	0.59mi
1802 Morgan Ave Unit 1802 Corpus Christi, TX	2.0	1.0	850	$1,250	$1.47	21d	1	0.59mi
1802 Morgan Ave Unit 1804 Corpus Christi, TX	1.0	1.0	667	$695	$1.04	44d	1	0.60mi
1433 12th St Corpus Christi, TX	2.0	1.0	768	$1,050	$1.37	44d	1	0.62mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	21d	1	0.67mi
815 Ohio Ave Unit 3 Corpus Christi, TX	2.0	1.0	748	$985	$1.32	44d	1	0.77mi
1521 7th St Corpus Christi, TX	2.0	2.0	850	$1,250	$1.47	14d	1	0.77mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	44d	1	0.80mi
1124 Morgan Ave Unit 1268437P Corpus Christi, TX	2.0	1.0	721	$2,081	$2.89	44d	1	0.80mi
1112 Morgan Ave Unit 1268432P Corpus Christi, TX	1.0	1.0	656	$1,632	$2.49	44d	1	0.81mi
1116 Morgan Ave Unit 1268439P Corpus Christi, TX	1.0	1.0	656	$1,743	$2.66	44d	1	0.81mi
1116 Morgan Ave Unit 1268424P Corpus Christi, TX	1.0	1.0	656	$1,454	$2.22	44d	1	0.81mi
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$1,050	$1.47	14d	6	0.85mi
1318 6th St Corpus Christi, TX	2.0	1.0	900	$900	$1.00	14d	1	0.92mi
801 18th St Corpus Christi, TX	1.0	1.0	600	$895	$1.49	21d	1	0.93mi
616 16th St Unit A Corpus Christi, TX	3.0	1.0	1040	$1,050	$1.01	44d	1	1.01mi
3150 Elgin St Corpus Christi, TX	2.0	1.0	616	$925	$1.50	44d	1	1.02mi
443 Indiana Ave Corpus Christi, TX	2.0	1.0	968	$1,650	$1.70	44d	1	1.04mi
826 Hancock Ave Unit 1 Corpus Christi, TX	1.0	1.0	700	$850	$1.21	21d	1	1.10mi
826 Hancock Ave Unit 2 Corpus Christi, TX	2.0	1.0	1000	$950	$0.95	21d	1	1.10mi
826 Hancock Ave Unit 3 Corpus Christi, TX	1.0	1.0	700	$800	$1.14	21d	1	1.10mi
901 Furman Ave Unit B Corpus Christi, TX	1.0	1.0	659	$750	$1.14	21d	1	1.12mi
901 Furman Ave Unit F Corpus Christi, TX	1.0	1.0	560	$700	$1.25	44d	1	1.12mi
2937 Ruth St Corpus Christi, TX	2.0	1.0	676	$950	$1.41	44d	1	1.16mi
330 Texas Ave Corpus Christi, TX	2.0	1.0	806	$1,300	$1.61	44d	1	1.16mi
1124 2nd St Corpus Christi, TX	1.0	1.0	800	$800	$1.00	44d	1	1.19mi
2833 Lawnview St Corpus Christi, TX	2.0	1.0	850	$1,000	$1.18	14d	1	1.20mi
332 Rosebud Ave Corpus Christi, TX	2.0	1.0	942	$1,150	$1.22	21d	1	1.21mi
522 Hancock Ave Unit 2-238 Corpus Christi, TX	1.0	1.0	784	$1,365	$1.74	14d	1	1.26mi
309 Rosebud Ave Unit D Corpus Christi, TX	2.0	1.0	882	$1,100	$1.25	21d	1	1.26mi
1402 Devon Dr Corpus Christi, TX	1.0	1.0	540	$795	$1.47	14d	1	1.26mi
613 6th St Corpus Christi, TX	1.0	1.0	650	$850	$1.31	44d	1	1.26mi
522 Hancock Ave Corpus Christi, TX	1.0–2.0	1.0–2.0	915	$2,000	$2.18	14d	10	1.27mi

Listing history 19 events

1. 2026-06-18
   days on market $97,000 Active 46 DOM
2. 2026-06-17
   days on market $97,000 Active 45 DOM
3. 2026-06-16
   days on market $97,000 Active 44 DOM
4. 2026-06-15
   days on market $97,000 Active 43 DOM
5. 2026-06-14
   days on market $97,000 Active 41 DOM
6. 2026-06-10
   days on market $97,000 Active 38 DOM
7. 2026-06-09
   days on market $97,000 Active 37 DOM
8. 2026-06-08
   days on market $97,000 Active 36 DOM
9. 2026-06-07
   days on market $97,000 Active 35 DOM
10. 2026-06-05
    days on market $97,000 Active 32 DOM
11. 2026-06-03
    days on market $97,000 Active 31 DOM
12. 2026-06-02
    days on market $97,000 Active 30 DOM
13. 2026-06-01
    days on market $97,000 Active 29 DOM
14. 2026-05-31
    days on market $97,000 Active 28 DOM
15. 2026-05-30
    days on market $97,000 Active 27 DOM
16. 2026-05-01
    listed $97,000 Active 341-char remark
17. 2004-06-29
    soldstatus
18. 2004-06-28
    soldstatus 244-char remark

    Show marketing remark (244 chars)

    Good potential for investment property. Needs some repairs. Wheelchair accessible w/ front ramp and large walk-in shower. Back room can be used for office or 2nd living. Exterior storage room. Motivated Seller. All reasonable offers considered.

19. 2004-03-22
    listed $43,500 244-char remark

    Show marketing remark (244 chars)

    Good potential for investment property. Needs some repairs. Wheelchair accessible w/ front ramp and large walk-in shower. Back room can be used for office or 2nd living. Exterior storage room. Motivated Seller. All reasonable offers considered.

ⓘ 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: $2,796 · $233/mo
• Projected year-2 tax: $2,796 · $233/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: $15,180
• − Mortgage interest: −$5,434
• − Property taxes: −$2,796
• − Insurance: −$485
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,822
• Taxable income: $1,216
• Est. tax owed @ 24.0%: −$292
• After-tax cash flow: $2,316/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

+123.0% since first listed

4 events — show timeline

• 2026-05-01 Listed $97,000 CBMLS
• 2004-06-29 Sold (Public Records) — Public Records
• 2004-06-28 Sold (MLS) — CBMLS
• 2004-03-22 Listed $43,500 CBMLS

Property tax history

+7.9%/yr

Latest (2025): $2,796 · +9.9% YoY. Source: county tax records.