2500 Mccain Dr · Corpus Christi, TX 78410

$110,000

2 bd · 2.0 ba · 952 sqft · SingleFamily public records · 296 Days on market

Built 1980 1.46 ac lot $116/sqft · 37% below area Est $174k · 37% 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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• 1% rule +6.5/10.0
• DSCR +4.1/10.0
• 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

Prime investment opportunity in a sought-after location! This property offers a spacious 2-bedroom, 2-bath home that is not fully completed on the interior—perfect for a buyer looking to customize and add value. Sitting on 1.45 acres comprised of five individual lots, this rare listing provides endless possibilities: keep it as one large estate, sell the lots individually, or develop with future growth in mind. All public utilities are available, and the property is currently zoned A1, offering flexibility for your vision. Whether you’re an investor, builder, or homeowner looking for space and potential, this is a chance you don’t want to miss!

Key facts

• Zoned a1
• Spacious home
• Five individual lots

Tags

• INVESTMENT OPPORTUNITY
• SOUGHT-AFTER LOCATION
• SPACIOUS HOME
• FIVE INDIVIDUAL LOTS
• PUBLIC UTILITIES AVAILABLE
• ZONED A1

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $9 ($103/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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 at typical pace (median 14d on market — plan ~3-4 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 $761 of loan paydown is wiped out by about $3k 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 296 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $90k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.15% ✓
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 7.3

CMA / ARV

• ARV (median comp): $173,826
• List price: $110,000
• Delta: -36.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2704 Auther St	0.16mi	3/1.0 (+1)	1,014 (+6%)	1mo	$147,000	$145	72
2713 Robby	0.33mi	3/2.0 (+1)	1,056 (+11%)	24mo	$189,900	$180	42
10513 Saddle Ln	0.65mi	3/1.5 (+1)	1,004 (+6%)	21mo	$179,900	$179	36

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 · 1.98% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-18,401
• Equity at exit: $16,401

10-year hold

• IRR: -11.3%
• Equity multiple: 0.36×
• Total profit: $-19,828
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$367 /mo · $4,400/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $9

Break-even live

Break-even rent $1,252

Max offer price $110,000

Occupancy floor 94%

Sensitivity live

Price	-10% $71	-5% $40	+0% $9	+5% $-23	+10% $-54
Rent	-10% $-91	-5% $-41	+0% $9	+5% $58	+10% $108
Rate	-1.0pp $64	-0.5pp $37	base $9	+0.5pp $-20	+1.0pp $-49

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: $27,500
• Closing costs: $3,300
• 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	44d	1	0.62mi
10113 Up River Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	877	$1,485	$1.69	14d	20	0.62mi
3150 Peachtree St Corpus Christi, TX	3.0	1.0–2.0	724	$1,010	$1.39	14d	5	0.94mi
4425 Fleetwood Ln Corpus Christi, TX	2.0	1.0	920	$1,000	$1.09	14d	1	1.25mi
10702 Interstate 37 Unit 37 Corpus Christi, TX	1.0	1.0	700	$1,120	$1.60	44d	1	1.34mi

Listing history 28 events

1. 2026-06-18
   days on market $110,000 Active 296 DOM
2. 2026-06-17
   days on market $110,000 Active 295 DOM
3. 2026-06-16
   days on market $110,000 Active 294 DOM
4. 2026-06-15
   days on market $110,000 Active 293 DOM
5. 2026-06-14
   days on market $110,000 Active 291 DOM
6. 2026-06-13
   days on market $110,000 Active 290 DOM
7. 2026-06-10
   days on market $110,000 Active 288 DOM
8. 2026-06-09
   days on market $110,000 Active 287 DOM
9. 2026-06-08
   days on market $110,000 Active 286 DOM
10. 2026-06-07
    days on market $110,000 Active 285 DOM
11. 2026-06-03
    days on market $110,000 Active 281 DOM
12. 2026-06-02
    days on market $110,000 Active 280 DOM
13. 2026-06-01
    days on market $110,000 Active 279 DOM
14. 2026-05-31
    days on market $110,000 Active 278 DOM
15. 2026-05-30
    days on market $110,000 Active 277 DOM
16. 2026-02-10
    price $110,000 670-char remark

    Show marketing remark (670 chars)

    Prime investment opportunity in a sought-after location! This property offers a spacious 2-bedroom, 2-bath home that is not fully completed on the interior—perfect for a buyer looking to customize and add value. Sitting on 1.45 acres comprised of five individual lots, this rare listing provides endless possibilities: keep it as one large estate, sell the lots individually, or develop with future growth in mind. All public utilities are available, and the property is currently zoned A1, offering flexibility for your vision. Whether you’re an investor, builder, or homeowner looking for space and potential, this is a chance you don’t want to miss!

17. 2025-12-20
    price $125,000 670-char remark

    Show marketing remark (670 chars)

    Prime investment opportunity in a sought-after location! This property offers a spacious 2-bedroom, 2-bath home that is not fully completed on the interior—perfect for a buyer looking to customize and add value. Sitting on 1.45 acres comprised of five individual lots, this rare listing provides endless possibilities: keep it as one large estate, sell the lots individually, or develop with future growth in mind. All public utilities are available, and the property is currently zoned A1, offering flexibility for your vision. Whether you’re an investor, builder, or homeowner looking for space and potential, this is a chance you don’t want to miss!

18. 2025-09-12
    price $169,990 670-char remark

    Show marketing remark (670 chars)

    Prime investment opportunity in a sought-after location! This property offers a spacious 2-bedroom, 2-bath home that is not fully completed on the interior—perfect for a buyer looking to customize and add value. Sitting on 1.45 acres comprised of five individual lots, this rare listing provides endless possibilities: keep it as one large estate, sell the lots individually, or develop with future growth in mind. All public utilities are available, and the property is currently zoned A1, offering flexibility for your vision. Whether you’re an investor, builder, or homeowner looking for space and potential, this is a chance you don’t want to miss!

19. 2025-08-15
    listed $199,900 Active 670-char remark

    Show marketing remark (670 chars)

    Prime investment opportunity in a sought-after location! This property offers a spacious 2-bedroom, 2-bath home that is not fully completed on the interior—perfect for a buyer looking to customize and add value. Sitting on 1.45 acres comprised of five individual lots, this rare listing provides endless possibilities: keep it as one large estate, sell the lots individually, or develop with future growth in mind. All public utilities are available, and the property is currently zoned A1, offering flexibility for your vision. Whether you’re an investor, builder, or homeowner looking for space and potential, this is a chance you don’t want to miss!

20. 2023-11-29
    listed $300,000 Active
21. 2023-03-27
    soldstatus
22. 2023-03-24
    soldstatus Closed
23. 2022-12-27
    status Pending
24. 2022-12-20
    historical Active Under Contract
25. 2022-09-08
    listed $90,000 Active
26. 2017-06-29
    soldstatus
27. 2006-12-15
    soldstatus
28. 2004-12-01
    soldstatus

ⓘ 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: $4,400 · $367/mo
• Projected year-2 tax: $4,400 · $367/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 20 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: $15,159
• − Mortgage interest: −$6,162
• − Property taxes: −$4,400
• − Insurance: −$550
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$3,200
• Taxable loss: −$1,578
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $482/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

+22.2% since first listed

13 events — show timeline

• 2026-02-10 Price Changed $110,000 CBMLS
• 2025-12-20 Price Changed $125,000 CBMLS
• 2025-09-12 Price Changed $169,990 CBMLS
• 2025-08-15 Listed $199,900 CBMLS
• 2023-11-29 Listed $300,000 CBMLS
• 2023-03-27 Sold (Public Records) — Public Records
• 2023-03-24 Sold (MLS) — CBMLS
• 2022-12-27 Pending — CBMLS
• 2022-12-20 Contingent — CBMLS
• 2022-09-08 Listed $90,000 CBMLS
• 2017-06-29 Sold (Public Records) — Public Records
• 2006-12-15 Sold (Public Records) — Public Records
• 2004-12-01 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $4,400 · -3.3% YoY. Source: county tax records.