None · Corpus Christi, TX 78410

$185,000

3 bd · 2.0 ba · 2,603 sqft · SingleFamily public records · 12 Days on market

Built 1961 0.36 ac lot $71/sqft · 35% below area Est $285k · 35% under

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

GREAT BUY IN ARLINGTON HEIGHTS SUBD. FRESHLY PAINTED IN- SIDE AND OUTSIDE. HOME HAS HAD A PLUMBING REROUTE. LOTS OF TILE, COZY FIREPLACE, GOOD CONDITION. SHOW & SELL!

Key facts

• 0.36 acre lot
• 2 garage spots
• Built 1961

Property features AI

Finance

• Other: No additional financial or community amenities listed
• Financial info: No financial details provided
• HOA & community: No HOA information provided

Exterior

• Parking: 2-car garage; Concrete parking; Rear/side/off-street parking
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Single-story home; Brick construction; Shingle roof; Slab foundation
• Construction: Brick construction; Shingle roof; Slab foundation; Built year not provided
• Exterior features: Wood fencing; Corner lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: Bedroom details not provided
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fans; No additional interior features listed
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Cap rate 10.2% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 40% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 28y 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.
• Current owner paid $84k; list at $185k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.06%
• DSCR: 1.63
• GRM: 5.8

CMA / ARV

• ARV (median comp): $284,855
• List price: $185,000
• Delta: -35.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2625 Linn St	0.06mi	3/2.0	2,443 (-6%)	12mo	$275,000	$113	77
2641 Linn	0.02mi	4/3.0 (+1)	2,771 (+6%)	10mo	$305,000	$110	71
9446 Spanish Oak	0.56mi	4/3.0 (+1)	2,657 (+2%)	10mo	$408,999	$154	53
9402 Spanish Oak Dr	0.63mi	4/3.0 (+1)	2,657 (+2%)	6mo	$402,999	$152	53
2914 Japonica Dr	0.45mi	3/2.0	2,300 (-12%)	12mo	$324,900	$141	49
9410 Royal Oak	0.66mi	4/3.0 (+1)	2,657 (+2%)	11mo	$378,899	$143	47
9610 Spanish Oak Dr	0.50mi	4/3.5 (+1)	2,226 (-14%)	2mo	$436,500	$196	40
9534 Royal Oak Dr	0.57mi	4/3.0 (+1)	2,336 (-10%)	10mo	$429,900	$184	39
10030 Leopard St	0.70mi	3/2.0	2,226 (-14%)	10mo	$129,900	$58	35
9426 Spanish Oak Dr	0.59mi	4/3.5 (+1)	2,312 (-11%)	12mo	$449,900	$195	33
9409 Royal Oak Dr	0.69mi	4/3.0 (+1)	2,227 (-14%)	11mo	$384,900	$173	25
9525 Spanish Oak Dr	0.55mi	4/3.5 (+1)	2,224 (-15%)	18mo	$419,000	$188	24

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $6,144
• Equity at exit: $27,584

10-year hold

• IRR: 11.6%
• Equity multiple: 1.87×
• Total profit: $44,947
• Equity at exit: $15,995

Cash invested: $51,800 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,668 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$454 /mo · $5,444/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $607

Break-even live

Break-even rent $1,900

Max offer price $185,000

Occupancy floor 72%

Sensitivity live

Price	-10% $712	-5% $659	+0% $607	+5% $555	+10% $502
Rent	-10% $396	-5% $502	+0% $607	+5% $712	+10% $818
Rate	-1.0pp $700	-0.5pp $654	base $607	+0.5pp $559	+1.0pp $510

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 Spanish Trl Corpus Christi, TX	4.0	2.0	1957	$2,375	$1.21	14d	1	0.94mi
3230 Creek Side Dr Unit 1268411P Corpus Christi, TX	3.0	2.0	1829	$5,393	$2.95	44d	1	1.30mi

Listing history 9 events

1. 2026-05-14
   listed $185,000 Active 661-char remark
2. 2026-01-01
   historical
3. 2025-11-14
   price $160,000
4. 2025-11-13
   price $175,000
5. 2025-10-22
   price $180,000
6. 2025-10-04
   listed $170,000 Active
7. 1999-01-28
   soldstatus

   Show marketing remark (172 chars)

   GREAT BUY IN ARLINGTON HEIGHTS SUBD. FRESHLY PAINTED IN- SIDE AND OUTSIDE. HOME HAS HAD A PLUMBING REROUTE. LOTS OF TILE, COZY FIREPLACE, GOOD CONDITION. SHOW & SELL!

8. 1999-01-28
   soldstatus $83,500

   Show marketing remark (172 chars)

   GREAT BUY IN ARLINGTON HEIGHTS SUBD. FRESHLY PAINTED IN- SIDE AND OUTSIDE. HOME HAS HAD A PLUMBING REROUTE. LOTS OF TILE, COZY FIREPLACE, GOOD CONDITION. SHOW & SELL!

9. 1998-12-08
   listed $89,900

   Show marketing remark (172 chars)

   GREAT BUY IN ARLINGTON HEIGHTS SUBD. FRESHLY PAINTED IN- SIDE AND OUTSIDE. HOME HAS HAD A PLUMBING REROUTE. LOTS OF TILE, COZY FIREPLACE, GOOD CONDITION. SHOW & SELL!

ⓘ 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: $5,444 · $454/mo
• Projected year-2 tax: $5,444 · $454/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 10/10 Extreme 7 d/yr ≥108°F today · 23 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: $32,018
• − Mortgage interest: −$10,363
• − Property taxes: −$5,444
• − Insurance: −$925
• − Repairs & maintenance: −$2,561
• − Management: −$2,561
• − Depreciation: −$5,382
• Taxable income: $4,781
• Est. tax owed @ 24.0%: −$1,148
• After-tax cash flow: $6,136/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

+105.8% since first listed

11 events — show timeline

• 2026-05-27 Pending — CBMLS
• 2026-05-26 Delisted — CBMLS
• 2026-05-14 Listed $185,000 CBMLS
• 2026-01-01 Delisted — CBMLS
• 2025-11-14 Price Changed $160,000 CBMLS
• 2025-11-13 Price Changed $175,000 CBMLS
• 2025-10-22 Price Changed $180,000 CBMLS
• 2025-10-04 Listed $170,000 CBMLS
• 1999-01-28 Sold (Public Records) $83,500 Public Records
• 1999-01-28 Sold (MLS) — CBMLS
• 1998-12-08 Listed $89,900 CBMLS

Property tax history

+2.2%/yr

Latest (2025): $5,444 · +17.1% YoY. Source: county tax records.