1822 Pace Ave · Ingleside, TX 78362

$119,900

2 bd · 1.0 ba · 699 sqft · SingleFamily public records · 95 Days on market

Built 1968 0.33 ac lot $172/sqft · 30% below area Est $172k · 30% 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).

• Cash flow +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +5.2/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0
• Rent growth +0.0/5.0

Listing remarks MLS

If you're looking for a nice little Fish Camp close to the coast, this cozy cottage sits on a nice 1/3 of an acre (0.33) just about a mile from the water. With this setup and long driveway that extends past the side of the house, it provides lots of potential for parking an RV, boat, work trucks, etc. Or you could add a shed, workshop, barn, garage, or other on the property. The lot has several mature shady oak trees on it, adding to the charm of the lot and semi-country feeling of the location. The existing carport can help shelter many sizes of boat or RV, and there's a chicken coop ready for use as well. Inside, you'll see vinyl-plank flooring in the bedrooms, a fully renovated Bathroom with tile floors, and tile through the kitchen and living/dining area. The Primary bedroom has a large walk-in closet with hookups for washer and dryer too. Window units AND Fridge convey with the property.

Key facts

• Existing carport
• Long driveway
• 1 3 acre lot

Tags

• 1 3 ACRE LOT
• LONG DRIVEWAY
• MATURE SHADY OAK TREES
• EXISTING CARPORT
• CHICKEN COOP
• VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.4% in Ingleside — 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 71/100 on livability (#323 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D+, crime F, amenities F.
• Ingleside ISD (town): math 39% / reading 44% proficiency, ranked #319 of 826 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-11.8%/yr); 146 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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 $28k; list at $120k implies a 336% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1968 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.02% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 8.1

CMA / ARV

• ARV (median comp): $172,007
• List price: $119,900
• Delta: -30.29%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.50×
• Total profit: $-16,844
• Equity at exit: $17,877

10-year hold

• IRR: -12.0%
• Equity multiple: 0.39×
• Total profit: $-20,476
• Equity at exit: $10,367

Cash invested: $33,572 (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 78362

• Home prices YoY: -21.7%
• Rents YoY: -11.8%
• Active inventory: 146
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$194 /mo · $2,328/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $96

Break-even live

Break-even rent $1,105

Max offer price $119,900

Occupancy floor 87%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2850 Avenue J Ingleside, TX	1.0–2.0	1.0–2.0	917	$1,495	$1.63	13d	9	1.47mi

Listing history 16 events

1. 2026-06-09
   status $119,900 Pending 95 DOM
2. 2026-06-08
   days on market $119,900 Active 95 DOM
3. 2026-06-07
   days on market $119,900 Active 94 DOM
4. 2026-06-03
   days on market $119,900 Active 90 DOM
5. 2026-06-02
   days on market $119,900 Active 89 DOM
6. 2026-06-01
   days on market $119,900 Active 88 DOM
7. 2026-05-31
   days on market $119,900 Active 87 DOM
8. 2026-05-30
   days on market $119,900 Active 86 DOM
9. 2026-02-12
   listed $119,900 Active 905-char remark

   Show marketing remark (905 chars)

   If you're looking for a nice little Fish Camp close to the coast, this cozy cottage sits on a nice 1/3 of an acre (0.33) just about a mile from the water. With this setup and long driveway that extends past the side of the house, it provides lots of potential for parking an RV, boat, work trucks, etc. Or you could add a shed, workshop, barn, garage, or other on the property. The lot has several mature shady oak trees on it, adding to the charm of the lot and semi-country feeling of the location. The existing carport can help shelter many sizes of boat or RV, and there's a chicken coop ready for use as well. Inside, you'll see vinyl-plank flooring in the bedrooms, a fully renovated Bathroom with tile floors, and tile through the kitchen and living/dining area. The Primary bedroom has a large walk-in closet with hookups for washer and dryer too. Window units AND Fridge convey with the property.

10. 2011-11-04
    soldstatus
11. 2008-08-12
    listed $38,000
12. 2008-02-26
    listed $38,000
13. 2000-06-30
    soldstatus $27,500
14. 2000-06-28
    soldstatus
15. 2000-01-10
    listed $35,000
16. 1995-12-01
    soldstatus $15,000

ⓘ 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: $2,328 · $194/mo
• Projected year-2 tax: $2,328 · $194/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $14,720
• − Mortgage interest: −$6,716
• − Property taxes: −$2,328
• − Insurance: −$600
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,488
• Taxable loss: −$767
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $1,340/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: Ingleside ISD
• NCES district ID: 4824180
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $57,908
• Composite: 36.48/100
• National rank: #4659
• State rank: #319 of 826 in TX

Livability — Ingleside

• Score: 71/100
• State rank: #323
• US rank: #7128

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment B Housing A+ Health & safety B User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ingleside, TX
• County: San Patricio County · 31,224 people
• City population: 10,816
• Metro: Corpus Christi, TX
• Population (ZIP): 10,816
• Household income: $71,058
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 226.0

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 52% Hispanic / Latino 42% Two or more races 19% Black 2%
• Hispanic origin (detail): Mexican 39% Cuban 2%
• Common ancestry: Slovak 1% Portuguese 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 20%

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.88%
• Current HPI: 197.9261
• Rent YoY: ▼ -11.80%
• 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

+699.3% since first listed

8 events — show timeline

• 2026-02-12 Listed $119,900 CBMLS
• 2011-11-04 Sold (Public Records) — Public Records
• 2008-08-12 Listed $38,000 CBMLS
• 2008-02-26 Listed $38,000 CBMLS
• 2000-06-30 Sold (Public Records) $27,500 Public Records
• 2000-06-28 Sold (MLS) — CBMLS
• 2000-01-10 Listed $35,000 CBMLS
• 1995-12-01 Sold (Public Records) $15,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $2,328 · +2.9% YoY. Source: county tax records.