2838 Munson St · Ingleside, TX 78362

$65,000

2 bd · 1.0 ba · 750 sqft · SingleFamily public records · 29 Days on market

Built 1960 5,750 sqft lot Est $98k · 33% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0
• Rent growth +0.0/5.0

Listing remarks

Two-bedroom, one-bath home located on a quiet cul-de-sac. Whether you're searching for a cozy place to call home or looking to expand your investment portfolio, this property offers great potential as an income-producing home. Call your favorite agent today and let's make a deal.

Key facts

• 5,750 sq ft lot
• Parking
• Built 1960

Property features AI

Finance

• Other: No additional community amenities listed
• Financial info: No financial or investor details listed
• HOA & community: No HOA information listed

Exterior

• Parking: Front-entry asphalt parking (1 space)
• Security: No security features listed
• Utilities: Public water; Public sewer; Utilities available
• Home design: Single-story home
• Construction: Wood siding exterior; Shingle roof; Pillar/post/pier foundation; Built on a 0.13-acre lot
• Exterior features: Patio with screened area; Chain link fencing; Located on a cul-de-sac

Interior

• Kitchen: Free-standing range
• Bedrooms: Bedroom count not provided
• Flooring: Laminate flooring; Linoleum flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window heating unit; Window cooling unit
• Interior features: No additional interior features listed
• 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 $65k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 3.4% in Ingleside — 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 71/100 on livability (#323 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D+, crime F, amenities F.
• Ingleside ISD (town): math 39% / reading 44% proficiency, ranked #319 of 826 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-11.8%/yr); 146 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.02% ✓
• Cap rate: 15.47%
• Cash-on-cash: 32.76%
• DSCR: 2.46
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $97,500
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2548 Avenue F	0.56mi	2/1.0	728 (-3%)	1mo	$135,000	$185	68
2818 Secoy Ave	0.14mi	2/1.0	672 (-10%)	18mo	$80,500	$120	62
3065 Mayfield Ave	0.51mi	2/1.5	732 (-2%)	13mo	$95,000	$130	60
2559 Avenue C	0.55mi	1/1.0 (-1)	800 (+7%)	1mo	$90,000	$113	57

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 1.95×
• Total profit: $17,346
• Equity at exit: $9,692

10-year hold

• IRR: 29.9%
• Equity multiple: 3.27×
• Total profit: $41,316
• Equity at exit: $5,620

Cash invested: $18,200 (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 78362

• Home prices YoY: -21.7%
• Rents YoY: -11.8%
• Active inventory: 146
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$341
• Tax from tax record: −$170 /mo · $2,042/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $497

Break-even live

Break-even rent $681

Max offer price $65,000

Occupancy floor 57%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2850 Avenue J Ingleside, TX	1.0–2.0	1.0–2.0	917	$1,495	$1.63	13d	9	0.39mi
2706 State Highway 361 Ingleside, TX	1.0–3.0	1.0–2.0	884	$1,430	$1.62	13d	9	0.51mi
2114 Zephyr Cir Unit A Ingleside, TX	2.0	1.0	900	$1,150	$1.28	43d	1	1.34mi
2109 Breezeway Cir Ingleside, TX	2.0	1.0	700	$1,100	$1.57	13d	1	1.38mi
2100 Breezeway Cir Unit 13 Ingleside, TX	1.0	1.5	900	$950	$1.06	43d	1	1.38mi
2100 Breezeway Cir Unit 20 Ingleside, TX	2.0	1.5	1050	$1,150	$1.10	43d	1	1.39mi

Listing history 18 events

1. 2026-06-18
   days on market $65,000 Active 29 DOM
2. 2026-06-17
   days on market $65,000 Active 28 DOM
3. 2026-06-16
   days on market $65,000 Active 27 DOM
4. 2026-06-15
   days on market $65,000 Active 26 DOM
5. 2026-06-14
   days on market $65,000 Active 24 DOM
6. 2026-06-10
   days on market $65,000 Active 21 DOM
7. 2026-06-09
   days on market $65,000 Active 20 DOM
8. 2026-06-08
   days on market $65,000 Active 19 DOM
9. 2026-06-07
   days on market $65,000 Active 18 DOM
10. 2026-06-03
    days on market $65,000 Active 14 DOM
11. 2026-06-02
    days on market $65,000 Active 13 DOM
12. 2026-06-01
    days on market $65,000 Active 12 DOM
13. 2026-05-31
    days on market $65,000 Active 11 DOM
14. 2026-05-30
    days on market $65,000 Active 10 DOM
15. 2026-05-20
    listed $65,000 Active
16. 2007-10-09
    soldstatus
17. 2002-04-03
    soldstatus $220,000
18. 1998-01-22
    listed $19,500

ⓘ 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: $2,042 · $170/mo
• Projected year-2 tax: $2,042 · $170/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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 29 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: $15,721
• − Mortgage interest: −$3,641
• − Property taxes: −$2,042
• − Insurance: −$325
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$1,891
• Taxable income: $5,307
• Est. tax owed @ 24.0%: −$1,274
• After-tax cash flow: $4,688/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: Ingleside ISD
• NCES district ID: 4824180
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $57,908
• Composite: 36.48/100
• National rank: #4659
• State rank: #319 of 826 in TX

Livability — Ingleside

• Score: 71/100
• State rank: #323
• US rank: #7128

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment B Housing A+ Health & safety B User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ingleside, TX
• County: San Patricio County · 31,224 people
• City population: 10,816
• Metro: Corpus Christi, TX
• Population (ZIP): 10,816
• Household income: $71,058
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 226.0

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 52% Hispanic / Latino 42% Two or more races 19% Black 2%
• Hispanic origin (detail): Mexican 39% Cuban 2%
• Common ancestry: Slovak 1% Portuguese 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 20%

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.88%
• Current HPI: 197.9261
• Rent YoY: ▼ -11.80%
• 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

+233.3% since first listed

4 events — show timeline

• 2026-05-20 Listed $65,000 CBMLS
• 2007-10-09 Sold (Public Records) — Public Records
• 2002-04-03 Sold (Public Records) $220,000 Public Records
• 1998-01-22 Listed $19,500 CBMLS

Property tax history

+30.1%/yr

Latest (2025): $2,042 · -2.5% YoY. Source: county tax records.