2515 Avenue C · Ingleside, TX 78362

$113,750

3 bd · 2.5 ba · 2,058 sqft · SingleFamily public records · 72 Days on market

Built 1939 0.41 ac lot

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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 +25.7/30.0
• 1% rule +9.2/10.0
• DSCR +8.6/10.0
• 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

CLASSIC 2 STORY HOME BUILT IN 1939. HUGE CORNER LOT WITH TREES. HARDWOOD FLOORS. HIGH CEILINGS. WITH A LITTLE TLC THIS OLD HOUSE WILL SHINE.

Key facts

• Future development
• Value-add potential
• Functional layout

Tags

• OVERSIZED LOT
• VALUE-ADD POTENTIAL
• FUNCTIONAL LAYOUT
• FLEXIBILITY FOR EXPANSION
• OUTDOOR IMPROVEMENTS
• FUTURE DEVELOPMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $107k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 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 $786 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago; this cycle's ask has dropped $26k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $114k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1939 — 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 $106,925 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1939 — 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: 1.42% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.31%
• DSCR: 1.46
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $310,758
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2589 Arkansas St	0.17mi	3/2.5	2,044 (-1%)	12mo	$234,900	$115	81
2528 Live Oak St	0.38mi	3/2.0	1,889 (-8%)	2mo	$285,000	$151	65
2741 Avenue F	0.42mi	3/2.0	2,024 (-2%)	19mo	$239,900	$119	60
2321 Mesquite Cir	0.41mi	3/2.0	1,750 (-15%)	2mo	$289,000	$165	53
2614 Poinsetta Pl	0.52mi	4/2.0 (+1)	1,818 (-12%)	11mo	$268,500	$148	40
2417 Country Oaks Cir	0.74mi	4/3.0 (+1)	2,207 (+7%)	21mo	$390,000	$177	29

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,594
• Equity at exit: $16,960

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-119
• Equity at exit: $9,835

Cash invested: $31,850 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$597
• Tax from tax record: −$361 /mo · $4,331/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $274

Break-even live

Break-even rent $1,272

Max offer price $113,750

Occupancy floor 78%

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: $28,438
• Closing costs: $3,412
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-07
   statusdays on market $113,750 Pending 72 DOM
2. 2026-06-03
   days on market $113,750 Active 71 DOM
3. 2026-06-02
   days on market $113,750 Active 70 DOM
4. 2026-06-01
   days on market $113,750 Active 69 DOM
5. 2026-05-31
   days on market $113,750 Active 68 DOM
6. 2026-05-30
   days on market $113,750 Active 67 DOM
7. 2026-04-01
   status Pending
8. 2026-03-19
   price $113,750
9. 2026-03-13
   price $113,900
10. 2026-03-05
    price $114,900
11. 2026-02-26
    price $119,900
12. 2026-02-20
    price $126,900
13. 2026-02-13
    price $129,900
14. 2026-02-05
    price $134,900
15. 2026-01-29
    listed $139,900 Active
16. 2012-07-19
    soldstatus
17. 2002-06-20
    soldstatus $56,000
18. 2002-06-18
    soldstatus 141-char remark

    Show marketing remark (141 chars)

    CLASSIC 2 STORY HOME BUILT IN 1939. HUGE CORNER LOT WITH TREES. HARDWOOD FLOORS. HIGH CEILINGS. WITH A LITTLE TLC THIS OLD HOUSE WILL SHINE.

19. 2002-06-18
    soldstatus $56,000

    Show marketing remark (141 chars)

    CLASSIC 2 STORY HOME BUILT IN 1939. HUGE CORNER LOT WITH TREES. HARDWOOD FLOORS. HIGH CEILINGS. WITH A LITTLE TLC THIS OLD HOUSE WILL SHINE.

20. 2001-09-07
    listed $56,000 141-char remark

    Show marketing remark (141 chars)

    CLASSIC 2 STORY HOME BUILT IN 1939. HUGE CORNER LOT WITH TREES. HARDWOOD FLOORS. HIGH CEILINGS. WITH A LITTLE TLC THIS OLD HOUSE WILL SHINE.

ⓘ 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: $4,331 · $361/mo
• Projected year-2 tax: $4,331 · $361/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) · 22% 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: $19,418
• − Mortgage interest: −$6,372
• − Property taxes: −$4,331
• − Insurance: −$569
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$3,309
• Taxable income: $1,731
• Est. tax owed @ 24.0%: −$415
• After-tax cash flow: $2,867/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

+103.1% since first listed

14 events — show timeline

• 2026-04-01 Pending — CBMLS
• 2026-03-19 Price Changed $113,750 CBMLS
• 2026-03-13 Price Changed $113,900 CBMLS
• 2026-03-05 Price Changed $114,900 CBMLS
• 2026-02-26 Price Changed $119,900 CBMLS
• 2026-02-20 Price Changed $126,900 CBMLS
• 2026-02-13 Price Changed $129,900 CBMLS
• 2026-02-05 Price Changed $134,900 CBMLS
• 2026-01-29 Listed $139,900 CBMLS
• 2012-07-19 Sold (Public Records) — Public Records
• 2002-06-20 Sold (Public Records) $56,000 Public Records
• 2002-06-18 Sold (Public Records) $56,000 Public Records
• 2002-06-18 Sold (MLS) — CBMLS
• 2001-09-07 Listed $56,000 CBMLS

Property tax history

+8.6%/yr

Latest (2025): $4,331 · +18.5% YoY. Source: county tax records.