168 Sunset · Ingleside on the Bay, TX 78362

$205,000

4 bd · 2.0 ba · 1,994 sqft · SingleFamily public records · 16 Days on market

Built 1970 $103/sqft · 34% below area Est $312k · 34% 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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0
• Rent growth +0.0/5.0

Listing remarks MLS

Walking distance to the new boat launch and the bay for some of the best fishing in South Texas. .. .this 3 bedroom, 2 bath home has lots of extras. .. the open floor plan is a plus and the screened in sun room for relaxing in the hot tub, the covered patio to enjoy the breeze all day long, a metal storage bldg previously used for an art studio and an additional 2 car metal workshop in the back of the house with alley access. .. RV/Boat parking. .. large lot and a house that is full of potential. ..

Key facts

• Large backyard
• 40 ft shop
• Built 1970

Tags

• LARGE BACKYARD
• 40 FT SHOP
• SAFE ESTABLISHED NEIGHBORHOOD
• MINUTES FROM CORPUS CHRISTI

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (2.6% below list).
• Recommended offer: $200k (2.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#233 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: schools D-, amenities F, commute 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; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/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.
• 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 16 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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

• 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 $199,654 (2.6% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 8.6

CMA / ARV

• ARV (median comp): $311,790
• List price: $205,000
• Delta: 2.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Inglewood	0.22mi	4/3.0	1,846 (-7%)	14mo	$489,000	$265	62
605 Woodhaven	0.62mi	3/2.0 (-1)	2,222 (+11%)	7mo	$595,000	$268	41
602 N Sandpiper	0.70mi	3/2.0 (-1)	1,716 (-14%)	9mo	$185,000	$108	31
109 Bayshore Ct	0.66mi	3/4.0 (-1)	2,180 (+9%)	13mo	$528,000	$242	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.46×
• Total profit: $-31,280
• Equity at exit: $30,566

10-year hold

• IRR: -13.9%
• Equity multiple: 0.31×
• Total profit: $-39,669
• Equity at exit: $17,725

Cash invested: $57,400 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,997 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$295 /mo · $3,544/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $121

Break-even live

Break-even rent $1,843

Max offer price $205,000

Occupancy floor 89%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $205,000 Active 16 DOM
2. 2026-06-17
   days on market $205,000 Active 15 DOM
3. 2026-06-16
   days on market $205,000 Active 14 DOM
4. 2026-06-15
   days on market $205,000 Active 13 DOM
5. 2026-06-14
   days on market $205,000 Active 11 DOM
6. 2026-06-10
   days on market $205,000 Active 8 DOM
7. 2026-06-09
   days on market $205,000 Active 7 DOM
8. 2026-06-08
   days on market $205,000 Active 6 DOM
9. 2026-06-07
   days on market $205,000 Active 5 DOM
10. 2026-06-03
    remarks 655-char remark
11. 2026-06-03
    pricestatusdays on marketlisting id $205,000 Active 1 DOM
12. 2026-04-23
    price $319,000
13. 2026-03-29
    listed $329,000 Active
14. 2016-08-31
    soldstatus
15. 2009-09-03
    soldstatus
16. 2009-09-01
    soldstatus 504-char remark

    Show marketing remark (504 chars)

    Walking distance to the new boat launch and the bay for some of the best fishing in South Texas. .. .this 3 bedroom, 2 bath home has lots of extras. .. the open floor plan is a plus and the screened in sun room for relaxing in the hot tub, the covered patio to enjoy the breeze all day long, a metal storage bldg previously used for an art studio and an additional 2 car metal workshop in the back of the house with alley access. .. RV/Boat parking. .. large lot and a house that is full of potential. ..

17. 2009-07-16
    listed $95,500 504-char remark

    Show marketing remark (504 chars)

    Walking distance to the new boat launch and the bay for some of the best fishing in South Texas. .. .this 3 bedroom, 2 bath home has lots of extras. .. the open floor plan is a plus and the screened in sun room for relaxing in the hot tub, the covered patio to enjoy the breeze all day long, a metal storage bldg previously used for an art studio and an additional 2 car metal workshop in the back of the house with alley access. .. RV/Boat parking. .. large lot and a house that is full of potential. ..

ⓘ 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: $3,544 · $295/mo
• Projected year-2 tax: $3,752 · $313/mo
• Expected delta: +$207/yr (+$17/mo · 5.8%)

ⓘ 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: $23,958
• − Mortgage interest: −$11,483
• − Property taxes: −$3,544
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$5,964
• Taxable loss: −$1,891
• Est. tax savings @ 24.0%: +$454
• After-tax cash flow: $1,911/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 on the Bay

• Score: 73/100
• State rank: #233
• US rank: #5685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ingleside on the Bay, TX
• County: San Patricio County · 31,224 people
• 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

+114.7% since first listed

7 events — show timeline

• 2026-06-03 Listed $205,000 FSBO.com
• 2026-04-23 Price Changed $319,000 CBMLS
• 2026-03-29 Listed $329,000 CBMLS
• 2016-08-31 Sold (Public Records) — Public Records
• 2009-09-03 Sold (Public Records) — Public Records
• 2009-09-01 Sold (MLS) — CBMLS
• 2009-07-16 Listed $95,500 CBMLS

Property tax history

+6.6%/yr

Latest (2025): $3,544 · +12.0% YoY. Source: county tax records.