2729 Robby St · Corpus Christi, TX 78410

$120,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 12 Days on market

Built 1973 0.45 ac lot Est $213k · 44% under ↓ 8% 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 +27.5/30.0
• ARV discount +15.0/15.0
• 1% rule +9.8/10.0
• DSCR +9.7/10.0
• 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

Three bedroom two bath home that is ready for a new owner to come in and make it their own. Large lot with plenty of room forstorage buildings or RV parking.

Key facts

• Expansive lot
• Great neighborhood
• Tuloso-midway isd

Tags

• NEARLY HALF AN ACRE
• EXPANSIVE LOT
• RECENT IMPROVEMENTS
• TULOSO-MIDWAY ISD
• GREAT NEIGHBORHOOD
• UPSIDE POTENTIAL

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Front entry parking
• Utilities: Natural gas available; Septic available; Public water available
• Home design: Single-story home; Shingle roof; Vinyl siding exterior; Pillar/post/pier foundation
• Construction: Built with vinyl siding; Shingle roof; Pillar/post/pier foundation
• Exterior features: Storage; Chain link fencing; Subdivided lot; Asphalt road access

Interior

• Kitchen: Gas oven; Gas range
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Interior features: Luxury vinyl plank flooring; No additional interior features listed
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 9.9% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $830 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 5y 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

• 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1973 — 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: 1.48% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.72%
• DSCR: 1.57
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $212,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10514 Hemlock	0.26mi	3/2.0	1,255 (-0%)	4mo	$219,900	$175	84
2734 Countiss Dr	0.06mi	3/2.0	1,108 (-12%)	1mo	$215,000	$194	76
2514 Dwyer Dr	0.50mi	3/2.0	1,250 (-1%)	5mo	$190,000	$152	71
2718 Wind Rock Dr	0.36mi	3/2.0	1,206 (-4%)	10mo	$195,000	$162	68
2838 Sage Brush	0.59mi	3/2.0	1,244 (-1%)	6mo	$210,000	$169	65
3117 Creek Side Dr	0.51mi	3/2.0	1,361 (+8%)	1mo	$280,000	$206	62
10506 Hemlock	0.24mi	4/2.0 (+1)	1,413 (+12%)	4mo	$219,900	$156	60
2854 Tumbleweed Dr	0.54mi	3/2.0	1,319 (+5%)	9mo	$239,900	$182	59
2742 Bramblebush Dr	0.44mi	3/2.0	1,360 (+8%)	8mo	$219,900	$162	59
2721 Tumbleweed Dr	0.58mi	3/2.0	1,353 (+7%)	8mo	$214,999	$159	54
2805 Tumbleweed Dr	0.58mi	3/2.0	1,442 (+14%)	2mo	$249,000	$173	47
10729 Dogwood St	0.75mi	3/2.0	1,401 (+11%)	5mo	$210,000	$150	42

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,587
• Equity at exit: $17,892

10-year hold

• IRR: 9.7%
• Equity multiple: 1.71×
• Total profit: $23,976
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$629
• Tax from tax record: −$370 /mo · $4,440/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $356

Break-even live

Break-even rent $1,328

Max offer price $120,000

Occupancy floor 75%

Sensitivity live

Price	-10% $424	-5% $390	+0% $356	+5% $322	+10% $288
Rent	-10% $216	-5% $286	+0% $356	+5% $426	+10% $497
Rate	-1.0pp $416	-0.5pp $387	base $356	+0.5pp $325	+1.0pp $293

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3033 Astros Way Corpus Christi, TX	3.0	2.0	1583	$2,300	$1.45	14d	1	0.50mi
10113 Up River Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	877	$1,875	$2.14	14d	20	0.54mi
10113 Up River Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	857	$18,115	$21.13	44d	1	0.54mi
3230 Creek Side Dr Unit 1268411P Corpus Christi, TX	3.0	2.0	1829	$5,393	$2.95	44d	1	0.57mi
3150 Peachtree St Corpus Christi, TX	3.0	1.0–2.0	724	$1,135	$1.57	14d	5	0.63mi
4425 Fleetwood Ln Corpus Christi, TX	2.0	1.0	920	$1,000	$1.09	14d	1	0.94mi
11006 Timbergrove Ln Corpus Christi, TX	3.0	2.0	1502	$1,900	$1.26	14d	1	1.02mi
11110 Jackson Ter Corpus Christi, TX	3.0	2.0	1630	$2,100	$1.29	14d	1	1.17mi
10830 Silverton Dr Corpus Christi, TX	3.0	2.0	1641	$1,900	$1.16	44d	1	1.38mi
9338 Evening Star Ln Corpus Christi, TX	3.0	2.0	1710	$1,700	$0.99	44d	1	1.39mi

Listing history 11 events

1. 2026-06-18
   days on market $120,000 Active 12 DOM
2. 2026-06-17
   days on market $120,000 Active 11 DOM
3. 2026-06-16
   days on market $120,000 Active 10 DOM
4. 2026-06-15
   days on market $120,000 Active 9 DOM
5. 2026-06-14
   days on market $120,000 Active 7 DOM
6. 2026-06-13
   days on market $120,000 Active 6 DOM
7. 2026-06-10
   days on market $120,000 Active 4 DOM
8. 2026-06-09
   days on market $120,000 Active 3 DOM
9. 2026-06-08
   days on market $120,000 Active 2 DOM
10. 2026-06-07
    remarks 467-char remark
11. 2026-06-07
    listed $120,000 Active 1 DOM

ⓘ 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: $4,440 · $370/mo
• Projected year-2 tax: $4,440 · $370/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $21,347
• − Mortgage interest: −$6,722
• − Property taxes: −$4,440
• − Insurance: −$600
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$3,491
• Taxable income: $2,679
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $3,630/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

-7.6% since first listed

28 events — show timeline

• 2026-06-04 Listed $120,000 CBMLS
• 2025-02-21 Sold (MLS) — CBMLS
• 2025-02-02 Pending — CBMLS
• 2025-01-23 Contingent — CBMLS
• 2025-01-03 Price Changed $49,000 CBMLS
• 2024-12-20 Listed $72,700 CBMLS
• 2024-11-14 Price Changed $72,700 CBMLS
• 2024-10-25 Price Changed $76,000 CBMLS
• 2024-10-03 Relisted — CBMLS
• 2024-09-23 Contingent — CBMLS
• 2024-08-19 Listed $80,000 CBMLS
• 2023-04-08 Pending — CBMLS
• 2023-04-05 Contingent — CBMLS
• 2023-02-23 Price Changed $87,000 CBMLS
• 2023-02-04 Relisted — CBMLS
• 2023-02-01 Relisted — CBMLS
• 2023-01-23 Pending — CBMLS
• 2023-01-17 Relisted — CBMLS
• 2023-01-17 Pending — CBMLS
• 2022-11-17 Price Changed $94,000 CBMLS
• 2022-10-31 Listed $99,999 CBMLS
• 2021-06-21 Delisted — CBMLS
• 2021-06-14 Price Changed $100,000 CBMLS
• 2021-06-14 Listed $125,000 CBMLS
• 2021-05-25 Delisted — CBMLS
• 2021-05-25 Price Changed $115,000 CBMLS
• 2021-04-28 Listed $129,900 CBMLS
• 2020-09-29 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $4,440 · +4.2% YoY. Source: county tax records.