3001 Reyna St · Corpus Christi, TX 78405

$69,000

1 bd · 1.0 ba · 776 sqft · SingleFamily public records · 97 Days on market

Built 1970 4,718 sqft lot $89/sqft · at area comps Est $71k · at est. ↓ 9% 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 +24.1/30.0
• ARV discount +9.0/15.0
• 1% rule +8.6/10.0
• DSCR +7.8/10.0
• Appreciation +5.7/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Opportunity at New Price Point Investor Special in Central Corpus Christi – 3001 Reyna St Opportunity knocks at 3001 Reyna in Corpus Christi, TX! This corner-lot property is ready for a full renovation and offers tons of potential for investors, flippers, or buyers looking to build sweat equity. Situated on a spacious lot with mature trees and alley access, this home provides a great footprint to reimagine and restore. The existing structure features a traditional layout with a covered front entry and driveway access. The generous yard offers room for expansion, outdoor living space, or additional improvements. Located in an established neighborhood with convenient access to schools, shopping, dining, and major roadways. Whether you’re looking for your next rehab project or a lot to build new, this property is being sold as-is and is priced to reflect its condition. Bring your vision and turn this diamond in the rough into something special! Property to be sold as-is.

Key facts

• Alley access
• Spacious lot
• Corner-lot property

Tags

• CORNER-LOT PROPERTY
• FULL RENOVATION
• SPACIOUS LOT
• MATURE TREES
• ALLEY ACCESS
• COVERED FRONT ENTRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($938 rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 77 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($477 loan paydown + $980 appreciation (1.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.
• 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 $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1970 — 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. 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: 1.36% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 6.1

CMA / ARV

• ARV (median comp): $71,437
• List price: $69,000
• Delta: -3.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 Hibiscus St	0.19mi	2/1.0 (+1)	800 (+3%)	15mo	$25,000	$31	68
2624 Sonora St	0.26mi	2/1.0 (+1)	808 (+4%)	10mo	$39,900	$49	68
2818 Blake St	0.35mi	2/1.0 (+1)	784 (+1%)	19mo	$89,900	$115	61
2507 Morris St	0.63mi	2/1.0 (+1)	754 (-3%)	5mo	$75,000	$99	57
2221 Cleo St	0.33mi	2/1.0 (+1)	832 (+7%)	16mo	$90,000	$108	54
641 Cheyenne St	0.51mi	1/1.0	720 (-7%)	13mo	$64,900	$90	53
2622 Dunbar St	0.49mi	2/1.0 (+1)	672 (-13%)	1mo	$88,000	$131	49
2424 Ruth St	0.57mi	2/1.0 (+1)	675 (-13%)	2mo	$23,999	$36	45
2610 Elizabeth St	0.69mi	2/1.5 (+1)	853 (+10%)	4mo	$149,900	$176	41
2008 Craig St	0.66mi	2/1.0 (+1)	854 (+10%)	9mo	$100,000	$117	40
1814 Keys St	0.68mi	2/1.0 (+1)	731 (-6%)	20mo	$55,000	$75	37
2750 Nogales St	0.70mi	2/1.0 (+1)	660 (-15%)	19mo	$109,900	$167	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.59×
• Total profit: $11,495
• Equity at exit: $25,078

10-year hold

• IRR: 14.8%
• Equity multiple: 2.88×
• Total profit: $36,315
• Equity at exit: $34,537

Cash invested: $19,320 (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 78405

• Home prices YoY: 1.3%
• Active inventory: 77
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $938 high
• Mortgage (P&I): −$362
• Tax from tax record: −$214 /mo · $2,568/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $136

Break-even live

Break-even rent $765

Max offer price $69,000

Occupancy floor 80%

Sensitivity live

Price	-10% $175	-5% $156	+0% $136	+5% $117	+10% $97
Rent	-10% $62	-5% $99	+0% $136	+5% $173	+10% $210
Rate	-1.0pp $171	-0.5pp $154	base $136	+0.5pp $118	+1.0pp $100

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	22d	1	0.27mi
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$799	$1.12	14d	6	0.34mi
2937 Ruth St Corpus Christi, TX	2.0	1.0	676	$950	$1.41	44d	1	0.46mi
2333 Riggan St Corpus Christi, TX	2.0	1.0	856	$1,250	$1.46	44d	1	0.62mi
3150 Elgin St Corpus Christi, TX	2.0	1.0	616	$925	$1.50	44d	1	0.70mi
3115 Agnes St Corpus Christi, TX	2.0	1.0	428	$713	$1.67	44d	3	0.76mi
801 18th St Corpus Christi, TX	1.0	1.0	600	$895	$1.49	22d	1	0.78mi
1808 Morgan Ave Corpus Christi, TX	1.0	1.0	667	$975	$1.46	44d	1	0.79mi
1802 Morgan Ave Unit 1802 Corpus Christi, TX	2.0	1.0	850	$1,250	$1.47	22d	1	0.80mi
1802 Morgan Ave Unit 1804 Corpus Christi, TX	1.0	1.0	667	$695	$1.04	44d	1	0.80mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	44d	1	0.93mi
1433 12th St Corpus Christi, TX	2.0	1.0	768	$1,050	$1.37	44d	1	1.03mi
1634 14th St Corpus Christi, TX	2.0	1.5	980	$1,090	$1.11	44d	1	1.13mi
206 Spruce St Corpus Christi, TX	1.0	1.0	835	$900	$1.08	14d	1	1.18mi
1124 Morgan Ave Unit 1268437P Corpus Christi, TX	2.0	1.0	721	$2,081	$2.89	44d	1	1.21mi
1112 Morgan Ave Unit 1268432P Corpus Christi, TX	1.0	1.0	656	$1,632	$2.49	44d	1	1.22mi
1116 Morgan Ave Unit 1268424P Corpus Christi, TX	1.0	1.0	656	$1,454	$2.22	44d	1	1.22mi
1116 Morgan Ave Unit 1268439P Corpus Christi, TX	1.0	1.0	656	$1,743	$2.66	44d	1	1.22mi
1521 7th St Corpus Christi, TX	2.0	2.0	850	$1,250	$1.47	14d	1	1.31mi
1800 S Staples St Corpus Christi, TX	1.0	1.0	585	$1,015	$1.74	44d	1	1.32mi
3302 Up River Rd Corpus Christi, TX	2.0	1.0	710	$699	$0.98	14d	1	1.35mi
116 Lowell St Corpus Christi, TX	2.0	1.0	628	$995	$1.58	22d	1	1.36mi
1318 6th St Corpus Christi, TX	2.0	1.0	900	$900	$1.00	14d	1	1.40mi
1603 Caldwell St Corpus Christi, TX	2.0	1.0	628	$995	$1.58	22d	1	1.40mi
901 Furman Ave Unit F Corpus Christi, TX	1.0	1.0	560	$700	$1.25	44d	1	1.42mi
901 Furman Ave Unit B Corpus Christi, TX	1.0	1.0	659	$750	$1.14	22d	1	1.42mi
826 Hancock Ave Unit 3 Corpus Christi, TX	1.0	1.0	700	$800	$1.14	22d	1	1.43mi
826 Hancock Ave Unit 1 Corpus Christi, TX	1.0	1.0	700	$850	$1.21	22d	1	1.43mi
826 Hancock Ave Unit 2 Corpus Christi, TX	2.0	1.0	1000	$950	$0.95	22d	1	1.43mi
613 6th St Corpus Christi, TX	1.0	1.0	650	$850	$1.31	44d	1	1.49mi

Listing history 9 events

1. 2026-06-05
   days on market $69,000 Active 97 DOM
2. 2026-06-03
   days on market $69,000 Active 96 DOM
3. 2026-06-02
   days on market $69,000 Active 95 DOM
4. 2026-06-01
   days on market $69,000 Active 94 DOM
5. 2026-05-31
   days on market $69,000 Active 93 DOM
6. 2026-05-30
   days on market $69,000 Active 92 DOM
7. 2026-03-24
   price $69,000 1012-char remark

   Show marketing remark (1012 chars)

   Investor Opportunity at New Price Point Investor Special in Central Corpus Christi – 3001 Reyna St Opportunity knocks at 3001 Reyna in Corpus Christi, TX! This corner-lot property is ready for a full renovation and offers tons of potential for investors, flippers, or buyers looking to build sweat equity. Situated on a spacious lot with mature trees and alley access, this home provides a great footprint to reimagine and restore. The existing structure features a traditional layout with a covered front entry and driveway access. The generous yard offers room for expansion, outdoor living space, or additional improvements. Located in an established neighborhood with convenient access to schools, shopping, dining, and major roadways. Whether you’re looking for your next rehab project or a lot to build new, this property is being sold as-is and is priced to reflect its condition. Bring your vision and turn this diamond in the rough into something special! Property to be sold as-is.

8. 2026-02-16
   listed $79,900 Active 1012-char remark

   Show marketing remark (1012 chars)

   Investor Opportunity at New Price Point Investor Special in Central Corpus Christi – 3001 Reyna St Opportunity knocks at 3001 Reyna in Corpus Christi, TX! This corner-lot property is ready for a full renovation and offers tons of potential for investors, flippers, or buyers looking to build sweat equity. Situated on a spacious lot with mature trees and alley access, this home provides a great footprint to reimagine and restore. The existing structure features a traditional layout with a covered front entry and driveway access. The generous yard offers room for expansion, outdoor living space, or additional improvements. Located in an established neighborhood with convenient access to schools, shopping, dining, and major roadways. Whether you’re looking for your next rehab project or a lot to build new, this property is being sold as-is and is priced to reflect its condition. Bring your vision and turn this diamond in the rough into something special! Property to be sold as-is.

9. 2025-12-18
   listed $75,700 Active

ⓘ 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: $2,568 · $214/mo
• Projected year-2 tax: $2,568 · $214/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $11,254
• − Mortgage interest: −$3,865
• − Property taxes: −$2,568
• − Insurance: −$345
• − Repairs & maintenance: −$900
• − Management: −$900
• − Depreciation: −$2,007
• Taxable income: $668
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $1,475/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): 14,602
• Household income: $38,294
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 867.0

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: Predominantly Hispanic (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 48% Black 4% White 4%
• Hispanic origin (detail): Mexican 83%
• Foreign-born: 18% · Canada
• Languages at home: 52% English-only · Spanish 48%

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: ▲ 1.42%
• Current HPI: 113.2227
• Rent YoY: —
• 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

-8.9% since first listed

3 events — show timeline

• 2026-03-24 Price Changed $69,000 CBMLS
• 2026-02-16 Listed $79,900 CBMLS
• 2025-12-18 Listed $75,700 MCALLENMLS

Property tax history

+4.9%/yr

Latest (2025): $2,568 · +2.8% YoY. Source: county tax records.