2618 Wainwright St · Corpus Christi, TX 78405

$68,000

2 bd · 1.0 ba · 934 sqft · SingleFamily public records · 19 Days on market

Built 1959 4,008 sqft lot Est $76k · 10% under

---

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 +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.7/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

TLC 2-Bedroom home with accessibility features with convenient location. Home was converted from a three bedroom into a spacious two-bedroom layout. Such layout might be reversed back to a 3-bedroom. Features one full bath, a functional kitchen, and a comfortable living area. Accessibility is built right in for anyone seeking easy entry and mobility-friendly features. Located minutes from restaurants, local meat markets, and grocery stores. Home being sold "AS IS" "NO Repairs". No Seller Financing. No Survey. Non- Realty items sell with property. CASH purchase only. No Water or Electrical on and Seller will not turn on services.

Key facts

• Functional kitchen
• Easy entry
• Grocery stores

Tags

• SPACIOUS TWO-BEDROOM LAYOUT
• FUNCTIONAL KITCHEN
• COMFORTABLE LIVING AREA
• EASY ENTRY
• MINUTES FROM RESTAURANTS
• GROCERY STORES

Property features AI

Exterior

• Parking: Carport; Gravel parking; Total 2 parking spaces (1 covered); 1-car garage
• Utilities: Public water; Public sewer; Utilities available
• Home design: Single-story; Pillar/post/pier foundation; Shingle roof; Wood siding
• Construction: Wood siding construction; Built on pillar/post/pier foundation; Shingle roof
• Exterior features: Handicap accessible; Interior lot; Chain link and wood fencing

Interior

• Kitchen: Free-standing range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Window heating unit; Window cooling unit
• Interior features: Window coverings / treatments

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: 74 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 34% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($470 loan paydown + $966 appreciation (1.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1959 — 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 $66,980 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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: 1.60% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $75,654
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3037 Macarthur St	0.12mi	2/1.0	960 (+3%)	0mo	$50,000	$52	89
2225 Presa St	0.35mi	2/1.0	924 (-1%)	8mo	$53,500	$58	76
2530 Dunbar St	0.11mi	3/2.0 (+1)	992 (+6%)	2mo	$79,900	$81	74
3306 Elgin St	0.35mi	3/1.0 (+1)	901 (-4%)	4mo	$133,500	$148	70
2921 Sabinas St	0.27mi	2/1.0	1,044 (+12%)	2mo	$69,999	$67	66
3033 Elgin St	0.17mi	3/1.0 (+1)	1,058 (+13%)	5mo	$149,900	$142	60
2838 Greenwood Dr	0.25mi	2/2.0	1,058 (+13%)	3mo	$158,000	$149	60
2506 Crews St	0.60mi	2/1.0	904 (-3%)	10mo	$58,000	$64	59
2624 Sonora St	0.33mi	2/1.0	808 (-14%)	10mo	$39,900	$49	54
3650 Braniff St	0.70mi	3/1.0 (+1)	986 (+6%)	2mo	$69,900	$71	51
2705 Elizabeth St	0.62mi	3/1.0 (+1)	1,026 (+10%)	3mo	$165,000	$161	47
3073 Reyna St	0.56mi	3/2.0 (+1)	1,036 (+11%)	8mo	$110,000	$106	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.23×
• Total profit: $23,411
• Equity at exit: $24,715

10-year hold

• IRR: 25.9%
• Equity multiple: 4.24×
• Total profit: $61,766
• Equity at exit: $34,037

Cash invested: $19,040 (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 78405

• Home prices YoY: 1.3%
• Active inventory: 74
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,085 high
• Mortgage (P&I): −$357
• Tax from tax record: −$147 /mo · $1,769/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $325

Break-even live

Break-even rent $674

Max offer price $68,000

Occupancy floor 65%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3150 Elgin St Corpus Christi, TX	2.0	1.0	616	$925	$1.50	43d	1	0.21mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	13d	1	0.57mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	21d	1	0.68mi
2333 Riggan St Corpus Christi, TX	2.0	1.0	856	$1,250	$1.46	43d	1	0.83mi
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$1,050	$1.47	13d	6	0.89mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	13d	1	0.91mi
2937 Ruth St Corpus Christi, TX	2.0	1.0	676	$950	$1.41	43d	1	1.00mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	43d	1	1.02mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	43d	1	1.04mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	43d	1	1.12mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	13d	1	1.14mi
1808 Morgan Ave Corpus Christi, TX	1.0	1.0	667	$975	$1.46	43d	1	1.15mi
1802 Morgan Ave Unit 1802 Corpus Christi, TX	2.0	1.0	850	$1,250	$1.47	21d	1	1.16mi
1802 Morgan Ave Unit 1804 Corpus Christi, TX	1.0	1.0	667	$695	$1.04	43d	1	1.16mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	21d	1	1.17mi
3115 Agnes St Corpus Christi, TX	2.0	1.0	428	$828	$1.93	43d	3	1.27mi
1634 14th St Corpus Christi, TX	2.0	1.5	980	$1,090	$1.11	43d	1	1.28mi
801 18th St Corpus Christi, TX	1.0	1.0	600	$895	$1.49	21d	1	1.28mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	13d	1	1.29mi
1433 12th St Corpus Christi, TX	2.0	1.0	768	$1,050	$1.37	43d	1	1.32mi
1800 S Staples St Corpus Christi, TX	1.0	1.0	585	$1,015	$1.74	43d	1	1.38mi
616 16th St Unit A Corpus Christi, TX	3.0	1.0	1040	$1,050	$1.01	43d	1	1.43mi
815 Ohio Ave Unit 3 Corpus Christi, TX	2.0	1.0	748	$985	$1.32	43d	1	1.45mi
4702 Old Brownsville Rd Corpus Christi, TX	1.0	1.0	700	$764	$1.09	43d	1	1.48mi

Listing history 10 events

1. 2026-06-18
   days on market $68,000 Active 19 DOM
2. 2026-06-17
   days on market $68,000 Active 18 DOM
3. 2026-06-16
   days on market $68,000 Active 17 DOM
4. 2026-06-15
   days on market $68,000 Active 16 DOM
5. 2026-06-14
   days on market $68,000 Active 14 DOM
6. 2026-06-10
   days on market $68,000 Active 11 DOM
7. 2026-06-09
   days on market $68,000 Active 10 DOM
8. 2026-06-08
   days on market $68,000 Active 9 DOM
9. 2026-06-07
   remarks 638-char remark
10. 2026-06-07
    listed $68,000 Active 8 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: $1,769 · $147/mo
• Projected year-2 tax: $1,769 · $147/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $13,017
• − Mortgage interest: −$3,809
• − Property taxes: −$1,769
• − Insurance: −$340
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$1,978
• Taxable income: $3,038
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $3,166/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): 14,602
• Household income: $38,294
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 867.0

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: Predominantly Hispanic (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 48% Black 4% White 4%
• Hispanic origin (detail): Mexican 83%
• Foreign-born: 18% · Canada
• Languages at home: 52% English-only · Spanish 48%

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: ▲ 1.42%
• Current HPI: 113.2227
• Rent YoY: —
• 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

+4.6% since first listed

5 events — show timeline

• 2026-06-05 Relisted — CBMLS
• 2026-06-05 Price Changed $68,000 CBMLS
• 2026-03-16 Relisted — CBMLS
• 2025-09-28 Pending — CBMLS
• 2025-09-24 Listed $65,000 CBMLS

Property tax history

+6.2%/yr

Latest (2025): $1,769 · +31.4% YoY. Source: county tax records.