2714 Auther St · Corpus Christi, TX 78410

$125,000

2 bd · 1.0 ba · 788 sqft · SingleFamily public records · 65 Days on market

Built 1973 5,001 sqft lot $159/sqft · 7% below area Est $135k · 7% under

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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 +18.1/30.0
• ARV discount +10.7/15.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• 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

Total remodeled home located in the Tuloso Midway school district. It offers 2 bedrooms one bath. Move in ready! This home features a modern kitchen with quartz counter tops and wooden cabinets. laminate floors throughout for easy care and maintenance. Open floor concept makes this home great for entertaining or everyday living. The elegant, tiled walls around the tub in the bathroom adds a sleek, updated touch. The recently installed roof, windows and AC system offer comfort and efficiency. Huge laundry room with plenty of space for storage or a small workspace or craft room. This low maintenance home is great for the first time home buyer or retiree.

Key facts

• Laminate floors
• Open floor concept
• Wooden cabinets

Tags

• REMODELED HOME
• MODERN KITCHEN
• QUARTZ COUNTER TOPS
• WOODEN CABINETS
• LAMINATE FLOORS
• OPEN FLOOR CONCEPT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 $864 of loan paydown is wiped out by about $4k 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 65 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1973 — 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: 1.01% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (median comp): $134,672
• List price: $125,000
• Delta: -7.18%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-14,441
• Equity at exit: $18,638

10-year hold

• IRR: -3.8%
• Equity multiple: 0.76×
• Total profit: $-8,499
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$178 /mo · $2,134/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $111

Break-even live

Break-even rent $1,121

Max offer price $125,000

Occupancy floor 86%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	43d	1	0.51mi
10113 Up River Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	877	$1,485	$1.69	13d	20	0.51mi
3150 Peachtree St Corpus Christi, TX	3.0	1.0–2.0	724	$1,010	$1.39	13d	5	0.79mi
4425 Fleetwood Ln Corpus Christi, TX	2.0	1.0	920	$1,000	$1.09	13d	1	1.12mi
10702 Interstate 37 Unit 37 Corpus Christi, TX	1.0	1.0	700	$1,120	$1.60	43d	1	1.19mi

Listing history 23 events

1. 2026-06-18
   days on market $125,000 Active 65 DOM
2. 2026-06-17
   days on market $125,000 Active 64 DOM
3. 2026-06-16
   days on market $125,000 Active 63 DOM
4. 2026-06-15
   days on market $125,000 Active 62 DOM
5. 2026-06-14
   days on market $125,000 Active 60 DOM
6. 2026-06-13
   days on market $125,000 Active 59 DOM
7. 2026-06-10
   days on market $125,000 Active 57 DOM
8. 2026-06-09
   days on market $125,000 Active 56 DOM
9. 2026-06-08
   days on market $125,000 Active 55 DOM
10. 2026-06-07
    days on market $125,000 Active 54 DOM
11. 2026-06-03
    days on market $125,000 Active 50 DOM
12. 2026-06-02
    days on market $125,000 Active 49 DOM
13. 2026-06-01
    days on market $125,000 Active 48 DOM
14. 2026-05-31
    days on market $125,000 Active 47 DOM
15. 2026-05-30
    days on market $125,000 Active 46 DOM
16. 2026-04-13
    listed $125,000 Active 660-char remark

    Show marketing remark (660 chars)

    Total remodeled home located in the Tuloso Midway school district. It offers 2 bedrooms one bath. Move in ready! This home features a modern kitchen with quartz counter tops and wooden cabinets. laminate floors throughout for easy care and maintenance. Open floor concept makes this home great for entertaining or everyday living. The elegant, tiled walls around the tub in the bathroom adds a sleek, updated touch. The recently installed roof, windows and AC system offer comfort and efficiency. Huge laundry room with plenty of space for storage or a small workspace or craft room. This low maintenance home is great for the first time home buyer or retiree.

17. 2026-03-03
    price $125,000
18. 2025-12-07
    status Active
19. 2025-10-24
    historical
20. 2025-10-06
    listed $143,900 Active
21. 2014-04-11
    soldstatus
22. 2014-04-11
    soldstatus
23. 2014-03-31
    listed $28,000

ⓘ 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: $2,134 · $178/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$154/yr (+$13/mo · 7.2%)

ⓘ 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 · 21 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: $15,134
• − Mortgage interest: −$7,002
• − Property taxes: −$2,134
• − Insurance: −$625
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$3,636
• Taxable loss: −$685
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $1,495/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

+346.4% since first listed

8 events — show timeline

• 2026-04-13 Listed $125,000 CBMLS
• 2026-03-03 Price Changed $125,000 CBMLS
• 2025-12-07 Relisted — CBMLS
• 2025-10-24 Delisted — CBMLS
• 2025-10-06 Listed $143,900 CBMLS
• 2014-04-11 Sold (Public Records) — Public Records
• 2014-04-11 Sold (MLS) — CBMLS
• 2014-03-31 Listed $28,000 CBMLS

Property tax history

+7.0%/yr

Latest (2025): $2,134 · -5.1% YoY. Source: county tax records.