2595 Arkansas St · Ingleside, TX 78362

$45,000

3 bd · 2.0 ba · 1,236 sqft · SingleFamily public records · 96 Days on market

Built 1938 9,000 sqft lot $36/sqft · 76% below area ↓ 53% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

2595 Arkansas St in Ingleside, TX is a property with potential but in need of repair and updates. The home features wood paneling, hardwood floors, cabinetry, and some rustic elements, but many areas show clear signs of deterioration. Several rooms have broken ceilings, damaged plaster, worn flooring, and evidence of abandonment. The kitchen includes cabinetry, counters, and a sink but requires updates, while bathrooms with basic fixtures also show heavy wear. Some spaces contain shelving, a water heater, or storage, though conditions vary from functional to in need of replacement. Natural light enters through existing windows, but the overall state suggests long-term neglect. The exterior yard and fencing will also require attention. This property is not move-in ready, but it offers an affordable option for investors or buyers seeking a project with room to restore and add value in Ingleside.

Key facts

• 9,000 sq ft lot
• 3 garage spots
• Built 1938

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $833 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 28.5% 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: crime F, amenities F, commute 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.
• Zoned schools: Ingleside Pri (495 students, 76% FRL); Leon Taylor J H (math 49% / reading 44%); Ingleside H S (math 37% / reading 67%, grade D+, #447 of 1,632 statewide, top 29%, 633 students, 56% FRL) — zoned schools average 66% FRL vs 46% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-11.8%/yr); 146 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 3 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: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• 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 $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 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 1938 — 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. 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?
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: 3.22% ✓
• Cap rate: 28.50%
• Cash-on-cash: 79.31%
• DSCR: 4.53
• GRM: 2.6

CMA / ARV

• ARV (median comp): $185,298
• List price: $45,000
• Delta: -75.71%
• 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
2605 Arkansas St	0.03mi	3/1.0	1,292 (+4%)	10mo	$149,000	$115	79
2427 Avenue D	0.34mi	3/2.0	1,250 (+1%)	9mo	$139,900	$112	74
2481 Avenue E	0.33mi	3/2.0	1,096 (-11%)	4mo	$136,000	$124	62
2746 Beaumont Ave	0.34mi	3/2.0	1,118 (-10%)	9mo	$189,900	$170	61
2498 Avenue D	0.29mi	4/1.5 (+1)	1,150 (-7%)	9mo	$177,500	$154	60
2613 Raintree	0.43mi	3/2.0	1,136 (-8%)	11mo	$208,000	$183	57
2366 Scott Cir	0.63mi	3/2.0	1,338 (+8%)	2mo	$279,000	$209	55
2687 Avenue E	0.31mi	3/2.0	1,391 (+12%)	11mo	$169,900	$122	55
2625 Henrietta Pl	0.67mi	3/2.0	1,142 (-8%)	2mo	$229,900	$201	55
2629 Raintree Trl	0.44mi	3/2.0	1,088 (-12%)	8mo	$205,000	$188	52
2545 Poinsetta Pl	0.61mi	3/1.5	1,318 (+7%)	10mo	$229,900	$174	50
2419 Henrietta Pl	0.74mi	3/2.0	1,362 (+10%)	6mo	$248,500	$182	43

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: 76.0%
• Equity multiple: 4.30×
• Total profit: $41,528
• Equity at exit: $6,710

10-year hold

• IRR: 78.9%
• Equity multiple: 8.00×
• Total profit: $88,153
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $833

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 37%

Sensitivity live

Price	-10% $864	-5% $848	+0% $833	+5% $817	+10% $802
Rent	-10% $718	-5% $776	+0% $833	+5% $890	+10% $947
Rate	-1.0pp $855	-0.5pp $844	base $833	+0.5pp $821	+1.0pp $809

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2706 State Highway 361 Ingleside, TX	1.0–3.0	1.0–2.0	884	$1,705	$1.93	15d	9	0.74mi
2850 Avenue J Ingleside, TX	1.0–2.0	1.0–2.0	917	$1,495	$1.63	15d	9	0.79mi
2114 Zephyr Cir Unit A Ingleside, TX	2.0	1.0	900	$1,150	$1.28	45d	1	1.02mi
2109 Breezeway Cir Ingleside, TX	2.0	1.0	700	$1,100	$1.57	15d	1	1.03mi
2100 Breezeway Cir Unit 20 Ingleside, TX	2.0	1.5	1050	$1,150	$1.10	45d	1	1.05mi

Listing history 16 events

1. 2026-06-08
   days on market $45,000 Active 96 DOM
2. 2026-06-07
   days on market $45,000 Active 95 DOM
3. 2026-06-03
   days on market $45,000 Active 91 DOM
4. 2026-06-02
   days on market $45,000 Active 90 DOM
5. 2026-06-01
   days on market $45,000 Active 89 DOM
6. 2026-05-31
   days on market $45,000 Active 88 DOM
7. 2026-05-30
   days on market $45,000 Active 87 DOM
8. 2026-03-19
   status Active 906-char remark

   Show marketing remark (906 chars)

   2595 Arkansas St in Ingleside, TX is a property with potential but in need of repair and updates. The home features wood paneling, hardwood floors, cabinetry, and some rustic elements, but many areas show clear signs of deterioration. Several rooms have broken ceilings, damaged plaster, worn flooring, and evidence of abandonment. The kitchen includes cabinetry, counters, and a sink but requires updates, while bathrooms with basic fixtures also show heavy wear. Some spaces contain shelving, a water heater, or storage, though conditions vary from functional to in need of replacement. Natural light enters through existing windows, but the overall state suggests long-term neglect. The exterior yard and fencing will also require attention. This property is not move-in ready, but it offers an affordable option for investors or buyers seeking a project with room to restore and add value in Ingleside.

9. 2026-03-17
   status Pending 906-char remark

   Show marketing remark (906 chars)

   2595 Arkansas St in Ingleside, TX is a property with potential but in need of repair and updates. The home features wood paneling, hardwood floors, cabinetry, and some rustic elements, but many areas show clear signs of deterioration. Several rooms have broken ceilings, damaged plaster, worn flooring, and evidence of abandonment. The kitchen includes cabinetry, counters, and a sink but requires updates, while bathrooms with basic fixtures also show heavy wear. Some spaces contain shelving, a water heater, or storage, though conditions vary from functional to in need of replacement. Natural light enters through existing windows, but the overall state suggests long-term neglect. The exterior yard and fencing will also require attention. This property is not move-in ready, but it offers an affordable option for investors or buyers seeking a project with room to restore and add value in Ingleside.

10. 2026-03-02
    listed $45,000 Active 906-char remark

    Show marketing remark (906 chars)

    2595 Arkansas St in Ingleside, TX is a property with potential but in need of repair and updates. The home features wood paneling, hardwood floors, cabinetry, and some rustic elements, but many areas show clear signs of deterioration. Several rooms have broken ceilings, damaged plaster, worn flooring, and evidence of abandonment. The kitchen includes cabinetry, counters, and a sink but requires updates, while bathrooms with basic fixtures also show heavy wear. Some spaces contain shelving, a water heater, or storage, though conditions vary from functional to in need of replacement. Natural light enters through existing windows, but the overall state suggests long-term neglect. The exterior yard and fencing will also require attention. This property is not move-in ready, but it offers an affordable option for investors or buyers seeking a project with room to restore and add value in Ingleside.

11. 2026-02-28
    historical
12. 2025-12-15
    price $69,000
13. 2025-12-05
    price $79,000
14. 2025-09-23
    price $89,900
15. 2025-08-27
    listed $95,000 Active
16. 2024-05-14
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $17,374
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$1,309
• Taxable income: $9,864
• Est. tax owed @ 24.0%: −$2,367
• After-tax cash flow: $7,626/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

-52.6% since first listed

9 events — show timeline

• 2026-03-19 Relisted — CBMLS
• 2026-03-17 Pending — CBMLS
• 2026-03-02 Listed $45,000 CBMLS
• 2026-02-28 Delisted — CBMLS
• 2025-12-15 Price Changed $69,000 CBMLS
• 2025-12-05 Price Changed $79,000 CBMLS
• 2025-09-23 Price Changed $89,900 CBMLS
• 2025-08-27 Listed $95,000 CBMLS
• 2024-05-14 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,945 · +15.8% YoY. Source: county tax records.