2729 Countiss Dr · Corpus Christi, TX 78410

$68,890

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 134 Days on market

Built 1970 0.45 ac lot $95/sqft · 48% below area Est $132k · 48% 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
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in a well-established neighborhood in the sought-after Tuloso-Midway school district, this spacious 19,669 sq ft (. 45 acre) lot offers endless possibilities. Whether you’re an investor looking for your next project or a future homeowner dreaming of a custom build, this property is full of potential. A 728 sq ft existing structure sits on the lot, ready for a full renovation or ideal for a complete teardown to make room for your vision. With mature surroundings and a peaceful residential feel, it’s the perfect canvas for something new. Enjoy the charm of the Annaville community while still being close to city conveniences. Don’t miss out on this rare find—opportunities like this don’t come around often!

Key facts

• 19
• Full renovation
• 669 sq ft lot

Tags

• TULOSO-MIDWAY SCHOOL DISTRICT
• 19
• 669 SQ FT LOT
• 728 SQ FT EXISTING STRUCTURE
• FULL RENOVATION
• ANNAVILLE COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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.
• Tuloso-Midway ISD (urban): math 33% / reading 46% proficiency, ranked #408 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 316 active listings in the ZIP; 4 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; solid renter incomes; 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 $476 of loan paydown is wiped out by about $2k 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 + 2.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 3.4% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,623 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1970 — 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: 1.84% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.88%
• DSCR: 2.15
• GRM: 4.5

CMA / ARV

• ARV (median comp): $131,653
• List price: $68,890
• Delta: -47.67%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.98% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 1.73×
• Total profit: $14,127
• Equity at exit: $10,272

10-year hold

• IRR: 26.0%
• Equity multiple: 3.16×
• Total profit: $41,584
• Equity at exit: $5,956

Cash invested: $19,289 (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 78410

• Rents YoY: 2.0%
• Active inventory: 316
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$361
• Tax from tax record: −$197 /mo · $2,364/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $416

Break-even live

Break-even rent $743

Max offer price $68,890

Occupancy floor 62%

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: $17,222
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10113 Up River Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	857	$9,605	$11.20	44d	1	0.50mi
10113 Up River Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	877	$1,485	$1.69	14d	20	0.50mi
3150 Peachtree St Corpus Christi, TX	3.0	1.0–2.0	724	$1,010	$1.39	14d	5	0.66mi
10702 Interstate 37 Unit 37 Corpus Christi, TX	1.0	1.0	700	$1,120	$1.60	44d	1	1.08mi

Listing history 20 events

1. 2026-06-18
   days on market $68,890 Active 134 DOM
2. 2026-06-17
   days on market $68,890 Active 133 DOM
3. 2026-06-16
   days on market $68,890 Active 132 DOM
4. 2026-06-15
   days on market $68,890 Active 131 DOM
5. 2026-06-14
   days on market $68,890 Active 129 DOM
6. 2026-06-13
   days on market $68,890 Active 128 DOM
7. 2026-06-10
   days on market $68,890 Active 126 DOM
8. 2026-06-09
   days on market $68,890 Active 125 DOM
9. 2026-06-08
   days on market $68,890 Active 124 DOM
10. 2026-06-07
    days on market $68,890 Active 123 DOM
11. 2026-06-03
    days on market $68,890 Active 119 DOM
12. 2026-06-02
    days on market $68,890 Active 118 DOM
13. 2026-06-01
    days on market $68,890 Active 117 DOM
14. 2026-05-31
    days on market $68,890 Active 116 DOM
15. 2026-05-30
    days on market $68,890 Active 115 DOM
16. 2026-02-02
    listed $68,890 Active 750-char remark

    Show marketing remark (750 chars)

    Nestled in a well-established neighborhood in the sought-after Tuloso-Midway school district, this spacious 19,669 sq ft (. 45 acre) lot offers endless possibilities. Whether you’re an investor looking for your next project or a future homeowner dreaming of a custom build, this property is full of potential. A 728 sq ft existing structure sits on the lot, ready for a full renovation or ideal for a complete teardown to make room for your vision. With mature surroundings and a peaceful residential feel, it’s the perfect canvas for something new. Enjoy the charm of the Annaville community while still being close to city conveniences. Don’t miss out on this rare find—opportunities like this don’t come around often!

17. 2025-04-21
    price $68,890
18. 2025-04-16
    listed $63,700 Active
19. 2024-05-24
    soldstatus
20. 2020-02-11
    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: $2,364 · $197/mo
• Projected year-2 tax: $2,364 · $197/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $15,235
• − Mortgage interest: −$3,859
• − Property taxes: −$2,364
• − Insurance: −$344
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$2,004
• Taxable income: $4,225
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $3,977/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: Tuloso-Midway ISD
• NCES district ID: 4843350
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $53,078
• Composite: 34.33/100
• National rank: #5235
• State rank: #408 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): 29,040
• Household income: $79,308
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 324.0

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 (59%)
• Race & ethnicity: Hispanic / Latino 59% White 38% Two or more races 35% Black 1%
• Hispanic origin (detail): Mexican 54% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 71% English-only · Spanish 28%

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: ▼ -145.45%
• Current HPI: 174.0462
• Rent YoY: ▲ 1.98%
• 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

+8.1% since first listed

5 events — show timeline

• 2026-02-02 Listed $68,890 CBMLS
• 2025-04-21 Price Changed $68,890 CBMLS
• 2025-04-16 Listed $63,700 CBMLS
• 2024-05-24 Sold (Public Records) — Public Records
• 2020-02-11 Sold (Public Records) — Public Records

Property tax history

+16.0%/yr

Latest (2025): $2,364 · +50.2% YoY. Source: county tax records.