2504 Goliad St · Corpus Christi, TX 78405

$89,900

2 bd · 1.0 ba · 859 sqft · SingleFamily public records · 195 Days on market

Built 1952 4,169 sqft lot $105/sqft · 5% below area Est $95k · 5% under ↓ 18% 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 +27.0/30.0
• ARV discount +9.9/15.0
• DSCR +9.3/10.0
• 1% rule +7.7/10.0
• 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

This charming and cozy well kept and well loved home is conveniently located near shopping, restaurants, hospitals and freeway. Low maintenance exterior with vinyl siding on all four sides of home. Roof replaced in 2022. Central air and heat. Spacious living and dining combination. Two bedrooms. Bath updated with vanity and tile floor. The cute nostalgic kitchen is equipped with a gas stove and grill. A large workshop with electricity in the back is perfect for storage or could be converted to a guest house for additional living. All windows and doors have storm shutters.

Key facts

• Updated bath
• Central air and heat
• Gas stove

Tags

• LOW MAINTENANCE EXTERIOR
• VINYL SIDING
• CENTRAL AIR AND HEAT
• UPDATED BATH
• GAS STOVE
• LARGE WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 74 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• This rent runs 36% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $1k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($79k) 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 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.27% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.99%
• DSCR: 1.53
• GRM: 6.6

CMA / ARV

• ARV (median comp): $95,041
• List price: $89,900
• Delta: -5.41%
• 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
2624 Sonora St	0.15mi	2/1.0	808 (-6%)	10mo	$39,900	$49	75
3037 Macarthur St	0.23mi	2/1.0	960 (+12%)	0mo	$50,000	$52	69
2610 Elizabeth St	0.56mi	2/1.5	853 (-1%)	4mo	$149,900	$176	68
2506 Crews St	0.36mi	2/1.0	904 (+5%)	10mo	$58,000	$64	66
2225 Presa St	0.51mi	2/1.0	924 (+8%)	8mo	$53,500	$58	57
3306 Elgin St	0.59mi	3/1.0 (+1)	901 (+5%)	4mo	$133,500	$148	56
2221 Cleo St	0.53mi	2/1.0	832 (-3%)	16mo	$90,000	$108	56
2818 Blake St	0.41mi	2/1.0	784 (-9%)	19mo	$89,900	$115	51
1359 18th Street St	0.71mi	2/1.0	936 (+9%)	3mo	$55,000	$59	49
2714 Willard St	0.57mi	2/1.0	804 (-6%)	16mo	$145,500	$181	49
1205 Hibiscus St	0.59mi	2/1.0	800 (-7%)	15mo	$25,000	$31	48
2614 Riggan St	0.50mi	2/1.0	969 (+13%)	12mo	$90,000	$93	45

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: 14.9%
• Equity multiple: 1.78×
• Total profit: $19,601
• Equity at exit: $32,674

10-year hold

• IRR: 18.0%
• Equity multiple: 3.27×
• Total profit: $57,055
• Equity at exit: $44,999

Cash invested: $25,172 (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: 74
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,140 high
• Mortgage (P&I): −$471
• Tax from tax record: −$140 /mo · $1,677/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $252

Break-even live

Break-even rent $821

Max offer price $89,900

Occupancy floor 73%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	13d	1	0.30mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	21d	1	0.41mi
3150 Elgin St Corpus Christi, TX	2.0	1.0	616	$925	$1.50	43d	1	0.48mi
2333 Riggan St Corpus Christi, TX	2.0	1.0	856	$1,250	$1.46	43d	1	0.58mi
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$1,050	$1.47	13d	6	0.64mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	13d	1	0.68mi
2937 Ruth St Corpus Christi, TX	2.0	1.0	676	$950	$1.41	43d	1	0.81mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	43d	1	0.81mi
1808 Morgan Ave Corpus Christi, TX	1.0	1.0	667	$975	$1.46	43d	1	0.88mi
1802 Morgan Ave Unit 1802 Corpus Christi, TX	2.0	1.0	850	$1,250	$1.47	21d	1	0.89mi
1802 Morgan Ave Unit 1804 Corpus Christi, TX	1.0	1.0	667	$695	$1.04	43d	1	0.89mi
801 18th St Corpus Christi, TX	1.0	1.0	600	$895	$1.49	21d	1	1.01mi
1634 14th St Corpus Christi, TX	2.0	1.5	980	$1,090	$1.11	43d	1	1.06mi
1433 12th St Corpus Christi, TX	2.0	1.0	768	$1,050	$1.37	43d	1	1.06mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	43d	1	1.07mi
3115 Agnes St Corpus Christi, TX	2.0	1.0	428	$828	$1.93	43d	3	1.10mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	21d	1	1.12mi
616 16th St Unit A Corpus Christi, TX	3.0	1.0	1040	$1,050	$1.01	43d	1	1.16mi
1800 S Staples St Corpus Christi, TX	1.0	1.0	585	$1,015	$1.74	43d	1	1.20mi
1124 Morgan Ave Unit 1268437P Corpus Christi, TX	2.0	1.0	721	$2,081	$2.89	43d	1	1.25mi
1112 Morgan Ave Unit 1268432P Corpus Christi, TX	1.0	1.0	656	$1,632	$2.49	43d	1	1.26mi
1116 Morgan Ave Unit 1268424P Corpus Christi, TX	1.0	1.0	656	$1,454	$2.22	43d	1	1.27mi
1116 Morgan Ave Unit 1268439P Corpus Christi, TX	1.0	1.0	656	$1,743	$2.66	43d	1	1.27mi
1521 7th St Corpus Christi, TX	2.0	2.0	850	$1,250	$1.47	13d	1	1.30mi
815 Ohio Ave Unit 3 Corpus Christi, TX	2.0	1.0	748	$985	$1.32	43d	1	1.34mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	43d	1	1.34mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	13d	1	1.36mi
1318 6th St Corpus Christi, TX	2.0	1.0	900	$900	$1.00	13d	1	1.42mi
206 Spruce St Corpus Christi, TX	1.0	1.0	835	$900	$1.08	13d	1	1.46mi

Listing history 10 events

1. 2026-05-13
   status Pending 578-char remark

   Show marketing remark (578 chars)

   This charming and cozy well kept and well loved home is conveniently located near shopping, restaurants, hospitals and freeway. Low maintenance exterior with vinyl siding on all four sides of home. Roof replaced in 2022. Central air and heat. Spacious living and dining combination. Two bedrooms. Bath updated with vanity and tile floor. The cute nostalgic kitchen is equipped with a gas stove and grill. A large workshop with electricity in the back is perfect for storage or could be converted to a guest house for additional living. All windows and doors have storm shutters.

2. 2026-05-03
   historical 578-char remark

   Show marketing remark (578 chars)

   This charming and cozy well kept and well loved home is conveniently located near shopping, restaurants, hospitals and freeway. Low maintenance exterior with vinyl siding on all four sides of home. Roof replaced in 2022. Central air and heat. Spacious living and dining combination. Two bedrooms. Bath updated with vanity and tile floor. The cute nostalgic kitchen is equipped with a gas stove and grill. A large workshop with electricity in the back is perfect for storage or could be converted to a guest house for additional living. All windows and doors have storm shutters.

3. 2026-04-01
   status Active 578-char remark

   Show marketing remark (578 chars)

   This charming and cozy well kept and well loved home is conveniently located near shopping, restaurants, hospitals and freeway. Low maintenance exterior with vinyl siding on all four sides of home. Roof replaced in 2022. Central air and heat. Spacious living and dining combination. Two bedrooms. Bath updated with vanity and tile floor. The cute nostalgic kitchen is equipped with a gas stove and grill. A large workshop with electricity in the back is perfect for storage or could be converted to a guest house for additional living. All windows and doors have storm shutters.

4. 2026-03-28
   status Pending 578-char remark

   Show marketing remark (578 chars)

   This charming and cozy well kept and well loved home is conveniently located near shopping, restaurants, hospitals and freeway. Low maintenance exterior with vinyl siding on all four sides of home. Roof replaced in 2022. Central air and heat. Spacious living and dining combination. Two bedrooms. Bath updated with vanity and tile floor. The cute nostalgic kitchen is equipped with a gas stove and grill. A large workshop with electricity in the back is perfect for storage or could be converted to a guest house for additional living. All windows and doors have storm shutters.

5. 2026-03-24
   historical 578-char remark

   Show marketing remark (578 chars)

   This charming and cozy well kept and well loved home is conveniently located near shopping, restaurants, hospitals and freeway. Low maintenance exterior with vinyl siding on all four sides of home. Roof replaced in 2022. Central air and heat. Spacious living and dining combination. Two bedrooms. Bath updated with vanity and tile floor. The cute nostalgic kitchen is equipped with a gas stove and grill. A large workshop with electricity in the back is perfect for storage or could be converted to a guest house for additional living. All windows and doors have storm shutters.

6. 2026-03-19
   listed $89,900 Active 578-char remark

   Show marketing remark (578 chars)

   This charming and cozy well kept and well loved home is conveniently located near shopping, restaurants, hospitals and freeway. Low maintenance exterior with vinyl siding on all four sides of home. Roof replaced in 2022. Central air and heat. Spacious living and dining combination. Two bedrooms. Bath updated with vanity and tile floor. The cute nostalgic kitchen is equipped with a gas stove and grill. A large workshop with electricity in the back is perfect for storage or could be converted to a guest house for additional living. All windows and doors have storm shutters.

7. 2026-03-19
   historical 578-char remark

   Show marketing remark (578 chars)

   This charming and cozy well kept and well loved home is conveniently located near shopping, restaurants, hospitals and freeway. Low maintenance exterior with vinyl siding on all four sides of home. Roof replaced in 2022. Central air and heat. Spacious living and dining combination. Two bedrooms. Bath updated with vanity and tile floor. The cute nostalgic kitchen is equipped with a gas stove and grill. A large workshop with electricity in the back is perfect for storage or could be converted to a guest house for additional living. All windows and doors have storm shutters.

8. 2026-03-13
   price $89,900 578-char remark

   Show marketing remark (578 chars)

   This charming and cozy well kept and well loved home is conveniently located near shopping, restaurants, hospitals and freeway. Low maintenance exterior with vinyl siding on all four sides of home. Roof replaced in 2022. Central air and heat. Spacious living and dining combination. Two bedrooms. Bath updated with vanity and tile floor. The cute nostalgic kitchen is equipped with a gas stove and grill. A large workshop with electricity in the back is perfect for storage or could be converted to a guest house for additional living. All windows and doors have storm shutters.

9. 2025-12-19
   price $105,500 578-char remark

   Show marketing remark (578 chars)

   This charming and cozy well kept and well loved home is conveniently located near shopping, restaurants, hospitals and freeway. Low maintenance exterior with vinyl siding on all four sides of home. Roof replaced in 2022. Central air and heat. Spacious living and dining combination. Two bedrooms. Bath updated with vanity and tile floor. The cute nostalgic kitchen is equipped with a gas stove and grill. A large workshop with electricity in the back is perfect for storage or could be converted to a guest house for additional living. All windows and doors have storm shutters.

10. 2025-10-10
    listed $109,900 Active 578-char remark

    Show marketing remark (578 chars)

    This charming and cozy well kept and well loved home is conveniently located near shopping, restaurants, hospitals and freeway. Low maintenance exterior with vinyl siding on all four sides of home. Roof replaced in 2022. Central air and heat. Spacious living and dining combination. Two bedrooms. Bath updated with vanity and tile floor. The cute nostalgic kitchen is equipped with a gas stove and grill. A large workshop with electricity in the back is perfect for storage or could be converted to a guest house for additional living. All windows and doors have storm shutters.

ⓘ 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: $1,677 · $140/mo
• Projected year-2 tax: $1,677 · $140/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: $13,674
• − Mortgage interest: −$5,036
• − Property taxes: −$1,677
• − Insurance: −$450
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$2,615
• Taxable income: $1,708
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $2,608/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

-18.2% since first listed

10 events — show timeline

• 2026-05-13 Pending — CBMLS
• 2026-05-03 Delisted — CBMLS
• 2026-04-01 Relisted — CBMLS
• 2026-03-28 Pending — CBMLS
• 2026-03-24 Delisted — CBMLS
• 2026-03-19 Listed $89,900 CBMLS
• 2026-03-19 Delisted — CBMLS
• 2026-03-13 Price Changed $89,900 CBMLS
• 2025-12-19 Price Changed $105,500 CBMLS
• 2025-10-10 Listed $109,900 CBMLS

Property tax history

+5.9%/yr

Latest (2025): $1,677 · +12.0% YoY. Source: county tax records.