2455 Mccullough · Ingleside, TX 78362

$64,995

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 90 Days on market

Built 1938 0.68 ac lot $66/sqft · 65% below area ↓ 7% 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

Opportunity awaits at 2455 McCullough in Ingleside. This 2-bedroom, 1-bath fixer-upper sits on an approximately 29,621 square foot lot (0.68 acres), offering rare space and flexibility within city limits. The home features original wood flooring in portions of the property, a functional layout, and multiple areas ready for renovation. With mature trees and a generously sized lot, there is room to reimagine the existing structure or enhance the property’s overall potential. Whether you’re an investor, builder, or buyer looking for a renovation project, this property presents an opportunity to add value in a growing coastal community. Conveniently located near local amenities, schools, and major roadways. Property is being sold as-is.

Key facts

• Generously sized lot
• Major roadways
• Local amenities

Tags

• ORIGINAL WOOD FLOORING
• MATURE TREES
• GENEROUSLY SIZED LOT
• LOCAL AMENITIES
• MAJOR ROADWAYS

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 $527 ($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: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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; 2 comparable units currently listed for rent nearby; 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,095 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.12% ✓
• Cap rate: 16.02%
• Cash-on-cash: 34.74%
• DSCR: 2.55
• GRM: 3.9

CMA / ARV

• ARV (median comp): $188,047
• List price: $64,995
• Delta: -65.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3007 Sunset Dr	0.32mi	3/1.5 (+1)	960 (-3%)	10mo	$132,500	$138	65
2571 First St	0.74mi	2/1.0	968 (-2%)	6mo	$169,900	$176	57
2988 Todd Cir	0.36mi	3/2.0 (+1)	1,128 (+14%)	4mo	$220,000	$195	47
2989 Sunset Dr	0.36mi	3/1.0 (+1)	1,080 (+9%)	19mo	$187,500	$174	47
3013 Todd	0.30mi	3/2.0 (+1)	1,112 (+13%)	14mo	$228,500	$205	45
2993 Todd Cir	0.35mi	3/2.0 (+1)	1,136 (+15%)	9mo	$126,160	$111	42
2221 Westlake Ct	0.46mi	3/2.0 (+1)	1,130 (+14%)	22mo	$224,900	$199	27

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: 26.4%
• Equity multiple: 2.05×
• Total profit: $19,077
• Equity at exit: $9,691

10-year hold

• IRR: 32.0%
• Equity multiple: 3.45×
• Total profit: $44,590
• Equity at exit: $5,620

Cash invested: $18,199 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$193 /mo · $2,312/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $527

Break-even live

Break-even rent $710

Max offer price $64,995

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: $16,249
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	$1,430	$1.62	13d	9	0.64mi
2850 Avenue J Ingleside, TX	1.0–2.0	1.0–2.0	917	$1,495	$1.63	13d	9	0.73mi

Listing history 16 events

1. 2026-06-15
   statusdays on market $64,995 Pending 90 DOM
2. 2026-06-14
   days on market $64,995 Active 89 DOM
3. 2026-06-10
   days on market $64,995 Active 86 DOM
4. 2026-06-09
   days on market $64,995 Active 85 DOM
5. 2026-06-08
   days on market $64,995 Active 84 DOM
6. 2026-06-07
   days on market $64,995 Active 83 DOM
7. 2026-06-03
   days on market $64,995 Active 79 DOM
8. 2026-06-02
   days on market $64,995 Active 78 DOM
9. 2026-06-01
   days on market $64,995 Active 77 DOM
10. 2026-05-31
    days on market $64,995 Active 76 DOM
11. 2026-05-30
    days on market $64,995 Active 75 DOM
12. 2026-05-15
    price $64,995 754-char remark

    Show marketing remark (754 chars)

    Opportunity awaits at 2455 McCullough in Ingleside. This 2-bedroom, 1-bath fixer-upper sits on an approximately 29,621 square foot lot (0.68 acres), offering rare space and flexibility within city limits. The home features original wood flooring in portions of the property, a functional layout, and multiple areas ready for renovation. With mature trees and a generously sized lot, there is room to reimagine the existing structure or enhance the property’s overall potential. Whether you’re an investor, builder, or buyer looking for a renovation project, this property presents an opportunity to add value in a growing coastal community. Conveniently located near local amenities, schools, and major roadways. Property is being sold as-is.

13. 2026-04-21
    status Active 754-char remark

    Show marketing remark (754 chars)

    Opportunity awaits at 2455 McCullough in Ingleside. This 2-bedroom, 1-bath fixer-upper sits on an approximately 29,621 square foot lot (0.68 acres), offering rare space and flexibility within city limits. The home features original wood flooring in portions of the property, a functional layout, and multiple areas ready for renovation. With mature trees and a generously sized lot, there is room to reimagine the existing structure or enhance the property’s overall potential. Whether you’re an investor, builder, or buyer looking for a renovation project, this property presents an opportunity to add value in a growing coastal community. Conveniently located near local amenities, schools, and major roadways. Property is being sold as-is.

14. 2026-03-30
    status Pending 754-char remark

    Show marketing remark (754 chars)

    Opportunity awaits at 2455 McCullough in Ingleside. This 2-bedroom, 1-bath fixer-upper sits on an approximately 29,621 square foot lot (0.68 acres), offering rare space and flexibility within city limits. The home features original wood flooring in portions of the property, a functional layout, and multiple areas ready for renovation. With mature trees and a generously sized lot, there is room to reimagine the existing structure or enhance the property’s overall potential. Whether you’re an investor, builder, or buyer looking for a renovation project, this property presents an opportunity to add value in a growing coastal community. Conveniently located near local amenities, schools, and major roadways. Property is being sold as-is.

15. 2026-03-19
    historical 754-char remark

    Show marketing remark (754 chars)

    Opportunity awaits at 2455 McCullough in Ingleside. This 2-bedroom, 1-bath fixer-upper sits on an approximately 29,621 square foot lot (0.68 acres), offering rare space and flexibility within city limits. The home features original wood flooring in portions of the property, a functional layout, and multiple areas ready for renovation. With mature trees and a generously sized lot, there is room to reimagine the existing structure or enhance the property’s overall potential. Whether you’re an investor, builder, or buyer looking for a renovation project, this property presents an opportunity to add value in a growing coastal community. Conveniently located near local amenities, schools, and major roadways. Property is being sold as-is.

16. 2026-02-11
    listed $69,995 Active 754-char remark

    Show marketing remark (754 chars)

    Opportunity awaits at 2455 McCullough in Ingleside. This 2-bedroom, 1-bath fixer-upper sits on an approximately 29,621 square foot lot (0.68 acres), offering rare space and flexibility within city limits. The home features original wood flooring in portions of the property, a functional layout, and multiple areas ready for renovation. With mature trees and a generously sized lot, there is room to reimagine the existing structure or enhance the property’s overall potential. Whether you’re an investor, builder, or buyer looking for a renovation project, this property presents an opportunity to add value in a growing coastal community. Conveniently located near local amenities, schools, and major roadways. Property is being sold as-is.

ⓘ 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: $2,312 · $193/mo
• Projected year-2 tax: $2,312 · $193/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,517
• − Mortgage interest: −$3,641
• − Property taxes: −$2,312
• − Insurance: −$325
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$1,891
• Taxable income: $5,706
• Est. tax owed @ 24.0%: −$1,369
• After-tax cash flow: $4,952/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

-7.1% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $64,995 CBMLS
• 2026-04-21 Relisted — CBMLS
• 2026-03-30 Pending — CBMLS
• 2026-03-19 Delisted — CBMLS
• 2026-02-11 Listed $69,995 CBMLS

Property tax history

+6.1%/yr

Latest (2025): $2,312 · -2.7% YoY. Source: county tax records.