1203 14th St · Corpus Christi, TX 78404

$109,999

4 bd · 2.0 ba · 1,058 sqft · SingleFamily public records · 83 Days on market

Built 1957 6,599 sqft lot $104/sqft · 21% below area Est $139k · 21% under ↓ 19% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must see!! Investor opportunity! Prime location near downtown, dining and shopping. This 4 bedroom, 2 bath home includes a detached garage apartment, offering strong income potential or a multi generational living setup. The property is being Sold AS-IS and is priced for buyers ready to add value. With ample living space and additional rental possibilities, this property is ideal for investors or those looking to maximize long term returns.

Key facts

• Ample living space
• 6,599 sq ft lot
• Garage

Tags

• DETACHED GARAGE APARTMENT
• STRONG INCOME POTENTIAL
• AMPLE LIVING SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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.
• 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: Rents rising (+1.9%/yr); 141 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 34% of the median local income ($61k/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 $760 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 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 1957 — 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 $103,399 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.56% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.25%
• DSCR: 1.95
• GRM: 5.4

CMA / ARV

• ARV (median comp): $139,415
• List price: $109,999
• Delta: -21.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2020 Buford St	0.26mi	3/2.0 (-1)	1,018 (-4%)	14mo	$145,000	$142	65
1454 14th St	0.25mi	3/2.0 (-1)	1,112 (+5%)	17mo	$145,900	$131	61
1330 7th St	0.51mi	3/2.0 (-1)	1,118 (+6%)	2mo	$165,000	$148	60
1212 14th St	0.05mi	3/1.0 (-1)	1,176 (+11%)	15mo	$70,000	$60	58
1102 16th St	0.13mi	3/1.0 (-1)	1,144 (+8%)	17mo	$165,000	$144	57
2407 David St	0.52mi	3/1.0 (-1)	1,010 (-4%)	11mo	$56,000	$55	50
1645 15th St	0.57mi	3/1.0 (-1)	1,113 (+5%)	21mo	$139,999	$126	38
1617 14th St	0.49mi	3/2.0 (-1)	1,200 (+13%)	17mo	$80,000	$67	35

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 · 1.87% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.49×
• Total profit: $15,037
• Equity at exit: $16,401

10-year hold

• IRR: 20.5%
• Equity multiple: 2.63×
• Total profit: $50,317
• 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 78404

• Rents YoY: 1.9%
• Active inventory: 141
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,713 high
• Mortgage (P&I): −$577
• Tax from tax record: −$185 /mo · $2,220/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $545

Break-even live

Break-even rent $1,022

Max offer price $109,999

Occupancy floor 63%

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 16th St Unit A Corpus Christi, TX	3.0	1.0	1040	$1,050	$1.01	43d	1	0.34mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	13d	1	0.52mi
813 Furman Ave Apt 1 Corpus Christi, TX	3.0	2.0	1430	$1,475	$1.03	13d	1	0.58mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	13d	1	0.72mi
110 Josephine St Corpus Christi, TX	3.0	2.0	1050	$2,000	$1.90	43d	1	0.80mi
2245 Comanche St Unit A Corpus Christi, TX	3.0	1.0	1016	$1,350	$1.33	21d	1	0.96mi
1722 Trenton Dr Corpus Christi, TX	4.0	2.0	1432	$2,100	$1.47	13d	1	1.01mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	21d	1	1.30mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	43d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $109,999 Active 83 DOM
2. 2026-06-17
   days on market $109,999 Active 82 DOM
3. 2026-06-16
   days on market $109,999 Active 81 DOM
4. 2026-06-15
   pricedays on market $109,999 Active 80 DOM
5. 2026-06-14
   days on market $110,000 Active 78 DOM
6. 2026-06-10
   days on market $110,000 Active 75 DOM
7. 2026-06-09
   days on market $110,000 Active 74 DOM
8. 2026-06-08
   days on market $110,000 Active 73 DOM
9. 2026-06-07
   days on market $110,000 Active 72 DOM
10. 2026-06-05
    days on market $110,000 Active 69 DOM
11. 2026-06-03
    days on market $110,000 Active 68 DOM
12. 2026-06-02
    days on market $110,000 Active 67 DOM
13. 2026-06-01
    days on market $110,000 Active 66 DOM
14. 2026-05-31
    days on market $110,000 Active 65 DOM
15. 2026-05-30
    days on market $110,000 Active 64 DOM
16. 2026-03-27
    listed $110,000 Active 444-char remark

    Show marketing remark (444 chars)

    Must see!! Investor opportunity! Prime location near downtown, dining and shopping. This 4 bedroom, 2 bath home includes a detached garage apartment, offering strong income potential or a multi generational living setup. The property is being Sold AS-IS and is priced for buyers ready to add value. With ample living space and additional rental possibilities, this property is ideal for investors or those looking to maximize long term returns.

17. 2025-10-29
    price $110,000
18. 2025-04-23
    price $125,000
19. 2025-03-28
    listed $135,000 Active

ⓘ 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: $2,220 · $185/mo
• Projected year-2 tax: $2,220 · $185/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 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: $20,552
• − Mortgage interest: −$6,162
• − Property taxes: −$2,220
• − Insurance: −$550
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$3,200
• Taxable income: $5,132
• Est. tax owed @ 24.0%: −$1,232
• After-tax cash flow: $5,312/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): 12,635
• Household income: $61,280
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 596.0

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 (62%)
• Race & ethnicity: Hispanic / Latino 62% White 32% Two or more races 29% Black 4%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 61% English-only · Spanish 39%

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: ▼ -211.10%
• Current HPI: 177.4759
• Rent YoY: ▲ 1.87%
• 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

-18.5% since first listed

4 events — show timeline

• 2026-03-27 Listed $110,000 CBMLS
• 2025-10-29 Price Changed $110,000 CBMLS
• 2025-04-23 Price Changed $125,000 CBMLS
• 2025-03-28 Listed $135,000 CBMLS

Property tax history

+2.4%/yr

Latest (2025): $2,220 · +12.0% YoY. Source: county tax records.