1601 15th St · Corpus Christi, TX 78404

$107,500

1 bd · 1.0 ba · 1,448 sqft · Townhouse public records · 171 Days on market

Built 1940 6,251 sqft lot $74/sqft · 60% below area

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Why this score? — see what drove the C+ 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

$10,000 in Seller Concessions!!INVESTOR SPECIAL!!! WANT MONTHLY PASSIVE INCOME??? Both Living Spaces Offer- 1 Bedroom, 1 Full Bath, Kitchen and Living Room. The back Garage was converted into a 2 Bedroom, 1 Full Bath and Kitchen. Only about 3 Minutes from DEL MAR COLLEGE (East Campus) and 5 Minutes from COLE PARK. Property is being SOLD AS IS.

Key facts

• Built 1940
• Listed 171 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $108k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $743 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 171 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y ago; this cycle's ask has dropped $36k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $108k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $94,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.21% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $267,677
• List price: $107,500
• Delta: -59.84%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.87% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-985
• Equity at exit: $16,029

10-year hold

• IRR: 7.6%
• Equity multiple: 1.54×
• Total profit: $16,378
• Equity at exit: $9,295

Cash invested: $30,100 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,303 high
• Mortgage (P&I): −$564
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $281

Break-even live

Break-even rent $948

Max offer price $107,500

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1634 14th St Corpus Christi, TX	2.0	1.5	980	$1,090	$1.11	44d	1	0.13mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	44d	1	0.15mi
2622 Cloyde St Corpus Christi, TX	2.0	1.0	1693	$1,150	$0.68	44d	1	0.38mi
1318 6th St Corpus Christi, TX	2.0	1.0	900	$900	$1.00	14d	1	0.55mi
455 Louisiana Ave Corpus Christi, TX	2.0	1.0	1528	$3,000	$1.96	21d	1	0.73mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	21d	1	0.74mi
826 Hancock Ave Unit 2 Corpus Christi, TX	2.0	1.0	1000	$950	$0.95	21d	1	0.76mi
305 Atlantic St Unit B Corpus Christi, TX	1.0	1.0	1756	$1,275	$0.73	44d	1	0.76mi
801 S Alameda St Unit A Corpus Christi, TX	2.0	1.0	1760	$900	$0.51	44d	1	0.77mi
443 Indiana Ave Corpus Christi, TX	2.0	1.0	968	$1,650	$1.70	44d	1	0.85mi
1117 Ocean Dr Unit B Corpus Christi, TX	2.0	1.0	1543	$3,000	$1.94	44d	1	0.86mi
522 Hancock Ave Unit 1-319 Corpus Christi, TX	2.0	2.0	1133	$1,625	$1.43	21d	1	0.90mi
522 Hancock Ave Corpus Christi, TX	1.0–2.0	1.0–2.0	915	$1,515	$1.65	14d	10	0.91mi
823 S Water St Corpus Christi, TX	2.0	2.0	1243	$2,000	$1.61	14d	1	0.98mi
802 S Carancahua St Corpus Christi, TX	2.0	1.0–2.0	869	$1,260	$1.45	14d	68	0.98mi
332 Rosebud Ave Corpus Christi, TX	2.0	1.0	942	$1,150	$1.22	21d	1	0.99mi
715 S Upper Broadway St Corpus Christi, TX	1.0	1.0–1.5	772	$1,650	$2.14	21d	2	1.02mi
715 S Upper Broadway #903 Corpus Christi, TX	1.0	1.5	892	$1,700	$1.91	44d	1	1.02mi
309 Rosebud Ave Unit D Corpus Christi, TX	2.0	1.0	882	$1,100	$1.25	21d	1	1.04mi
2837 Santa Fe St Unit 2 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	14d	1	1.07mi
238 Watson St Unit B Corpus Christi, TX	1.0	1.0	1411	$800	$0.57	44d	1	1.13mi
3102 Santa Fe St Corpus Christi, TX	1.0–2.0	1.0–2.0	922	$695	$0.75	44d	1	1.46mi

Listing history 32 events

1. 2026-06-18
   days on market $107,500 Active 171 DOM
2. 2026-06-17
   days on market $107,500 Active 170 DOM
3. 2026-06-16
   days on market $107,500 Active 169 DOM
4. 2026-06-15
   days on market $107,500 Active 168 DOM
5. 2026-06-14
   days on market $107,500 Active 166 DOM
6. 2026-06-10
   days on market $107,500 Active 163 DOM
7. 2026-06-09
   days on market $107,500 Active 162 DOM
8. 2026-06-08
   days on market $107,500 Active 161 DOM
9. 2026-06-07
   days on market $107,500 Active 160 DOM
10. 2026-06-05
    days on market $107,500 Active 157 DOM
11. 2026-06-03
    days on market $107,500 Active 156 DOM
12. 2026-06-02
    days on market $107,500 Active 155 DOM
13. 2026-06-01
    days on market $107,500 Active 154 DOM
14. 2026-05-31
    days on market $107,500 Active 153 DOM
15. 2026-05-30
    days on market $107,500 Active 152 DOM
16. 2026-05-15
    status Active 345-char remark

    Show marketing remark (345 chars)

    $10,000 in Seller Concessions!!INVESTOR SPECIAL!!! WANT MONTHLY PASSIVE INCOME??? Both Living Spaces Offer- 1 Bedroom, 1 Full Bath, Kitchen and Living Room. The back Garage was converted into a 2 Bedroom, 1 Full Bath and Kitchen. Only about 3 Minutes from DEL MAR COLLEGE (East Campus) and 5 Minutes from COLE PARK. Property is being SOLD AS IS.

17. 2026-05-01
    status Pending 345-char remark

    Show marketing remark (345 chars)

    $10,000 in Seller Concessions!!INVESTOR SPECIAL!!! WANT MONTHLY PASSIVE INCOME??? Both Living Spaces Offer- 1 Bedroom, 1 Full Bath, Kitchen and Living Room. The back Garage was converted into a 2 Bedroom, 1 Full Bath and Kitchen. Only about 3 Minutes from DEL MAR COLLEGE (East Campus) and 5 Minutes from COLE PARK. Property is being SOLD AS IS.

18. 2026-04-09
    price $107,500 345-char remark

    Show marketing remark (345 chars)

    $10,000 in Seller Concessions!!INVESTOR SPECIAL!!! WANT MONTHLY PASSIVE INCOME??? Both Living Spaces Offer- 1 Bedroom, 1 Full Bath, Kitchen and Living Room. The back Garage was converted into a 2 Bedroom, 1 Full Bath and Kitchen. Only about 3 Minutes from DEL MAR COLLEGE (East Campus) and 5 Minutes from COLE PARK. Property is being SOLD AS IS.

19. 2026-03-19
    price $130,000 345-char remark

    Show marketing remark (345 chars)

    $10,000 in Seller Concessions!!INVESTOR SPECIAL!!! WANT MONTHLY PASSIVE INCOME??? Both Living Spaces Offer- 1 Bedroom, 1 Full Bath, Kitchen and Living Room. The back Garage was converted into a 2 Bedroom, 1 Full Bath and Kitchen. Only about 3 Minutes from DEL MAR COLLEGE (East Campus) and 5 Minutes from COLE PARK. Property is being SOLD AS IS.

20. 2026-02-20
    price $142,000 345-char remark

    Show marketing remark (345 chars)

    $10,000 in Seller Concessions!!INVESTOR SPECIAL!!! WANT MONTHLY PASSIVE INCOME??? Both Living Spaces Offer- 1 Bedroom, 1 Full Bath, Kitchen and Living Room. The back Garage was converted into a 2 Bedroom, 1 Full Bath and Kitchen. Only about 3 Minutes from DEL MAR COLLEGE (East Campus) and 5 Minutes from COLE PARK. Property is being SOLD AS IS.

21. 2025-12-15
    listed $143,000 Active 345-char remark

    Show marketing remark (345 chars)

    $10,000 in Seller Concessions!!INVESTOR SPECIAL!!! WANT MONTHLY PASSIVE INCOME??? Both Living Spaces Offer- 1 Bedroom, 1 Full Bath, Kitchen and Living Room. The back Garage was converted into a 2 Bedroom, 1 Full Bath and Kitchen. Only about 3 Minutes from DEL MAR COLLEGE (East Campus) and 5 Minutes from COLE PARK. Property is being SOLD AS IS.

22. 2021-06-23
    soldstatus
23. 2017-11-09
    soldstatus
24. 2013-05-27
    listed $74,500
25. 2008-06-05
    listed $79,900
26. 2008-04-21
    soldstatus
27. 2004-07-21
    soldstatus
28. 2003-09-05
    soldstatus $36,000
29. 2001-04-19
    listed $47,500
30. 1998-10-16
    soldstatus
31. 1998-03-01
    listed $28,500
32. 1997-03-26
    listed $27,900

ⓘ 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: $1,685 · $140/mo
• Projected year-2 tax: $1,967 · $164/mo
• Expected delta: +$282/yr (+$24/mo · 16.8%)

ⓘ 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: $15,640
• − Mortgage interest: −$6,022
• − Property taxes: −$1,685
• − Insurance: −$538
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$3,127
• Taxable income: $1,766
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $2,944/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

+285.3% since first listed

17 events — show timeline

• 2026-05-15 Relisted — CBMLS
• 2026-05-01 Pending — CBMLS
• 2026-04-09 Price Changed $107,500 CBMLS
• 2026-03-19 Price Changed $130,000 CBMLS
• 2026-02-20 Price Changed $142,000 CBMLS
• 2025-12-15 Listed $143,000 CBMLS
• 2021-06-23 Sold (Public Records) — Public Records
• 2017-11-09 Sold (Public Records) — Public Records
• 2013-05-27 Listed $74,500 CBMLS
• 2008-06-05 Listed $79,900 CBMLS
• 2008-04-21 Sold (Public Records) — Public Records
• 2004-07-21 Sold (Public Records) — Public Records
• 2003-09-05 Sold (Public Records) $36,000 Public Records
• 2001-04-19 Listed $47,500 CBMLS
• 1998-10-16 Sold (MLS) — CBMLS
• 1998-03-01 Listed $28,500 CBMLS
• 1997-03-26 Listed $27,900 CBMLS

Property tax history

+0.6%/yr

Latest (2025): $1,685 · -10.7% YoY. Source: county tax records.