1714 Tarlton St · Corpus Christi, TX 78415

$54,500

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 101 Days on market

Built 1941 6,935 sqft lot $51/sqft · 43% below area Est $96k · 43% under ↓ 26% 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 +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home in Corpus Christi offering 1,064 square feet of opportunity and potential. This property features a spacious layout with great natural light and a large backyard perfect for entertaining, pets, or future additions. Whether you’re looking for your next investment or a place to truly make your own, this home is ready for your personal touch. Conveniently located and full of possibilities, it’s waiting for you to turn it into something special.

Key facts

• Great natural light
• Large backyard
• Spacious layout

Tags

• LARGE BACKYARD
• SPACIOUS LAYOUT
• GREAT NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.0% 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.
• Zoned schools: Windsor Park G/T (math 85% / reading 90%, grade A+, #6 of 4,322 statewide, top 0%, 609 students, 29% FRL); Adkins Middle (math 40% / reading 39%, grade F, #660 of 1,662 statewide, top 41%, 956 students, 48% FRL); Moody H S (math 33% / reading 26%, grade F, #1,112 of 1,632 statewide, top 70%, 1,382 students, 84% FRL).
• Zoned-school proficiency averages 52% at this address vs 33% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Corpus Christi ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.3%/yr); 434 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $377 of loan paydown is wiped out by about $2k 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 + 2.3% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1941 — 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 $49,595 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.77% ✓
• Cap rate: 21.01%
• Cash-on-cash: 52.56%
• DSCR: 3.34
• GRM: 3.0

CMA / ARV

• ARV (median comp): $95,982
• List price: $54,500
• Delta: -43.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2705 Elizabeth St	0.42mi	3/1.0	1,026 (-4%)	3mo	$165,000	$161	72
139 Edwards St	0.43mi	2/1.0 (-1)	1,016 (-4%)	8mo	$45,000	$44	60
2530 Dunbar St	0.54mi	3/2.0	992 (-7%)	2mo	$79,900	$81	58
3037 Macarthur St	0.46mi	2/1.0 (-1)	960 (-10%)	1mo	$50,000	$52	57
2630 Lynch St	0.53mi	2/1.0 (-1)	1,096 (+3%)	12mo	$135,000	$123	55
2838 Greenwood Dr	0.71mi	2/2.0 (-1)	1,058 (-1%)	3mo	$158,000	$149	54
1329 Logan Ave	0.68mi	2/2.0 (-1)	1,065 (+0%)	6mo	$174,500	$164	54
2513 Terrace St	0.65mi	2/2.0 (-1)	1,094 (+3%)	3mo	$60,000	$55	53
2407 David St	0.75mi	3/1.0	1,010 (-5%)	11mo	$56,000	$55	48
2225 Presa St	0.40mi	2/1.0 (-1)	924 (-13%)	8mo	$53,500	$58	48
1302 York Ave	0.63mi	3/2.0	1,169 (+10%)	4mo	$99,999	$86	47
1522 Clodah Dr	0.33mi	2/1.5 (-1)	1,203 (+13%)	10mo	$128,200	$107	47

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: 49.8%
• Equity multiple: 3.15×
• Total profit: $32,829
• Equity at exit: $8,126

10-year hold

• IRR: 55.0%
• Equity multiple: 6.22×
• Total profit: $79,715
• Equity at exit: $4,712

Cash invested: $15,260 (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 78415

• Rents YoY: 2.3%
• Active inventory: 434
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$286
• Tax from tax record: −$216 /mo · $2,594/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $668

Break-even live

Break-even rent $664

Max offer price $54,500

Occupancy floor 51%

Sensitivity live

Price	-10% $854	-5% $835	+0% $668	+5% $653	+10% $638
Rent	-10% $549	-5% $609	+0% $668	+5% $728	+10% $788
Rate	-1.0pp $696	-0.5pp $682	base $668	+0.5pp $654	+1.0pp $640

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1722 Trenton Dr Corpus Christi, TX	4.0	2.0	1432	$2,100	$1.47	15d	1	0.19mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	45d	1	0.50mi
225 Watson St Corpus Christi, TX	3.0	1.0	1472	$1,295	$0.88	45d	1	0.59mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	23d	1	0.61mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	15d	1	0.70mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	15d	1	0.70mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	45d	1	0.72mi
2333 Riggan St Corpus Christi, TX	2.0	1.0	856	$1,250	$1.46	45d	1	0.72mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	23d	1	0.84mi
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	45d	1	0.86mi
815 Ohio Ave Unit 3 Corpus Christi, TX	2.0	1.0	748	$985	$1.32	45d	1	0.92mi
1634 14th St Corpus Christi, TX	2.0	1.5	980	$1,090	$1.11	45d	1	0.96mi
1446 Annapolis Dr Corpus Christi, TX	3.0	2.0	1500	$1,700	$1.13	45d	1	0.96mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	45d	1	0.98mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	15d	1	0.98mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	15d	1	1.01mi
1522 Cambridge Dr Corpus Christi, TX	3.0	1.5	1278	$1,600	$1.25	45d	1	1.07mi
1802 Morgan Ave Unit 1802 Corpus Christi, TX	2.0	1.0	850	$1,250	$1.47	23d	1	1.08mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	15d	1	1.11mi
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$1,050	$1.47	15d	6	1.13mi
1433 12th St Corpus Christi, TX	2.0	1.0	768	$1,050	$1.37	45d	1	1.13mi
1534 Lazy Ln Corpus Christi, TX	3.0	1.0	800	$1,195	$1.49	23d	1	1.24mi
4005 Green Grove Dr Corpus Christi, TX	3.0	2.0	1406	$1,695	$1.21	45d	1	1.24mi
1521 7th St Corpus Christi, TX	2.0	2.0	850	$1,250	$1.47	15d	1	1.27mi
443 Indiana Ave Corpus Christi, TX	2.0	1.0	968	$1,650	$1.70	45d	1	1.31mi
1124 Morgan Ave Unit 1268437P Corpus Christi, TX	2.0	1.0	721	$2,081	$2.89	45d	1	1.31mi
4241 Green Grove Dr Corpus Christi, TX	3.0	2.0	1345	$1,700	$1.26	45d	1	1.40mi
1318 6th St Corpus Christi, TX	2.0	1.0	900	$900	$1.00	15d	1	1.42mi
330 Texas Ave Corpus Christi, TX	2.0	1.0	806	$1,300	$1.61	45d	1	1.45mi
2833 Lawnview St Corpus Christi, TX	2.0	1.0	850	$1,000	$1.18	15d	1	1.46mi
616 16th St Unit A Corpus Christi, TX	3.0	1.0	1040	$1,050	$1.01	45d	1	1.47mi
332 Rosebud Ave Corpus Christi, TX	2.0	1.0	942	$1,150	$1.22	23d	1	1.48mi

Listing history 21 events

1. 2026-06-21
   days on market $54,500 Active 101 DOM
2. 2026-06-18
   days on market $54,500 Active 98 DOM
3. 2026-06-17
   days on market $54,500 Active 97 DOM
4. 2026-06-16
   days on market $54,500 Active 96 DOM
5. 2026-06-15
   days on market $54,500 Active 95 DOM
6. 2026-06-14
   days on market $54,500 Active 93 DOM
7. 2026-06-10
   days on market $54,500 Active 90 DOM
8. 2026-06-09
   days on market $54,500 Active 89 DOM
9. 2026-06-08
   days on market $54,500 Active 88 DOM
10. 2026-06-07
    pricedays on market $54,500 Active 87 DOM
11. 2026-06-05
    days on market $59,500 Active 84 DOM
12. 2026-06-03
    days on market $59,500 Active 83 DOM
13. 2026-06-02
    days on market $59,500 Active 82 DOM
14. 2026-06-01
    days on market $59,500 Active 81 DOM
15. 2026-05-31
    days on market $59,500 Active 80 DOM
16. 2026-05-30
    days on market $59,500 Active 79 DOM
17. 2026-05-14
    price $59,500 489-char remark

    Show marketing remark (489 chars)

    Charming 3-bedroom, 1-bath home in Corpus Christi offering 1,064 square feet of opportunity and potential. This property features a spacious layout with great natural light and a large backyard perfect for entertaining, pets, or future additions. Whether you’re looking for your next investment or a place to truly make your own, this home is ready for your personal touch. Conveniently located and full of possibilities, it’s waiting for you to turn it into something special.

18. 2026-05-11
    price $69,000 489-char remark

    Show marketing remark (489 chars)

    Charming 3-bedroom, 1-bath home in Corpus Christi offering 1,064 square feet of opportunity and potential. This property features a spacious layout with great natural light and a large backyard perfect for entertaining, pets, or future additions. Whether you’re looking for your next investment or a place to truly make your own, this home is ready for your personal touch. Conveniently located and full of possibilities, it’s waiting for you to turn it into something special.

19. 2026-03-24
    price $75,000 489-char remark

    Show marketing remark (489 chars)

    Charming 3-bedroom, 1-bath home in Corpus Christi offering 1,064 square feet of opportunity and potential. This property features a spacious layout with great natural light and a large backyard perfect for entertaining, pets, or future additions. Whether you’re looking for your next investment or a place to truly make your own, this home is ready for your personal touch. Conveniently located and full of possibilities, it’s waiting for you to turn it into something special.

20. 2026-03-12
    listed $80,000 Active 489-char remark

    Show marketing remark (489 chars)

    Charming 3-bedroom, 1-bath home in Corpus Christi offering 1,064 square feet of opportunity and potential. This property features a spacious layout with great natural light and a large backyard perfect for entertaining, pets, or future additions. Whether you’re looking for your next investment or a place to truly make your own, this home is ready for your personal touch. Conveniently located and full of possibilities, it’s waiting for you to turn it into something special.

21. 2026-02-11
    listed $80,000 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: $2,594 · $216/mo
• Projected year-2 tax: $2,594 · $216/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: $18,123
• − Mortgage interest: −$3,053
• − Property taxes: −$2,594
• − Insurance: −$272
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$1,585
• Taxable income: $7,719
• Est. tax owed @ 24.0%: −$1,853
• After-tax cash flow: $6,169/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): 43,080
• Household income: $54,990
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1730.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 41% White 12% Black 3%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 9% · Canada
• Languages at home: 59% English-only · Spanish 40%

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: ▼ -173.20%
• Current HPI: 158.011
• Rent YoY: ▲ 2.32%
• 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

-25.6% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $59,500 CBMLS
• 2026-05-11 Price Changed $69,000 CBMLS
• 2026-03-24 Price Changed $75,000 CBMLS
• 2026-03-12 Listed $80,000 CBMLS
• 2026-02-11 Listed $80,000 CBMLS

Property tax history

+5.9%/yr

Latest (2025): $2,594 · +22.1% YoY. Source: county tax records.