1010 14th St · Corpus Christi, TX 78404

$74,900

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 272 Days on market

Built 1955 6,203 sqft lot $82/sqft · 10% below area Est $84k · 10% under

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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 +12.1/15.0
• 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

Great bones but needs some love. This home has great potential! Large pecan trees in the back.

Key facts

• Large pecan trees
• 6,203 sq ft lot
• 2 garage spots

Tags

• LARGE PECAN TREES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $518 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 + 1.9% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1955 — 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 $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.65% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.15%
• DSCR: 1.90
• GRM: 5.0

CMA / ARV

• ARV (median comp): $83,507
• List price: $74,900
• Delta: -10.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1359 18th Street St	0.44mi	2/1.0	936 (+3%)	3mo	$55,000	$59	72
2008 Craig St	0.26mi	2/1.0	854 (-6%)	9mo	$100,000	$117	70
710 16th St	0.20mi	1/1.0 (-1)	864 (-5%)	11mo	$35,000	$41	68
1114 12th St	0.16mi	2/1.0	840 (-8%)	21mo	$65,000	$77	62
1006 Marguerite St	0.58mi	2/1.0	1,000 (+10%)	3mo	$129,000	$129	54
1441 14th St	0.37mi	2/1.0	830 (-9%)	17mo	$54,900	$66	54
2613 Mary St	0.64mi	2/1.0	992 (+9%)	6mo	$60,000	$60	51
2020 Buford St	0.27mi	3/2.0 (+1)	1,018 (+12%)	14mo	$145,000	$142	48
2221 Cleo St	0.61mi	2/1.0	832 (-9%)	16mo	$90,000	$108	43
1558 16th St	0.59mi	3/2.0 (+1)	864 (-5%)	14mo	$139,000	$161	43
2407 David St	0.64mi	3/1.0 (+1)	1,010 (+11%)	11mo	$56,000	$55	38

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: 11.0%
• Equity multiple: 1.43×
• Total profit: $8,990
• Equity at exit: $11,168

10-year hold

• IRR: 19.0%
• Equity multiple: 2.50×
• Total profit: $31,478
• Equity at exit: $6,476

Cash invested: $20,972 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,238 high
• Mortgage (P&I): −$393
• Tax from tax record: −$202 /mo · $2,420/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $352

Break-even live

Break-even rent $792

Max offer price $74,900

Occupancy floor 67%

Sensitivity live

Price	-10% $395	-5% $373	+0% $352	+5% $331	+10% $310
Rent	-10% $254	-5% $303	+0% $352	+5% $401	+10% $450
Rate	-1.0pp $390	-0.5pp $371	base $352	+0.5pp $333	+1.0pp $313

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	44d	1	0.22mi
1802 Morgan Ave Unit 1804 Corpus Christi, TX	1.0	1.0	667	$695	$1.04	44d	1	0.25mi
1802 Morgan Ave Unit 1802 Corpus Christi, TX	2.0	1.0	850	$1,250	$1.47	22d	1	0.25mi
1808 Morgan Ave Corpus Christi, TX	1.0	1.0	667	$975	$1.46	44d	1	0.26mi
801 18th St Corpus Christi, TX	1.0	1.0	600	$895	$1.49	22d	1	0.29mi
1433 12th St Corpus Christi, TX	2.0	1.0	768	$1,050	$1.37	44d	1	0.36mi
1124 Morgan Ave Unit 1268437P Corpus Christi, TX	2.0	1.0	721	$2,081	$2.89	44d	1	0.40mi
1112 Morgan Ave Unit 1268432P Corpus Christi, TX	1.0	1.0	656	$1,632	$2.49	44d	1	0.41mi
1116 Morgan Ave Unit 1268424P Corpus Christi, TX	1.0	1.0	656	$1,454	$2.22	44d	1	0.41mi
1116 Morgan Ave Unit 1268439P Corpus Christi, TX	1.0	1.0	656	$1,743	$2.66	44d	1	0.41mi
901 Furman Ave Unit B Corpus Christi, TX	1.0	1.0	659	$750	$1.14	22d	1	0.48mi
901 Furman Ave Unit F Corpus Christi, TX	1.0	1.0	560	$700	$1.25	44d	1	0.48mi
826 Hancock Ave Unit 2 Corpus Christi, TX	2.0	1.0	1000	$950	$0.95	22d	1	0.50mi
826 Hancock Ave Unit 3 Corpus Christi, TX	1.0	1.0	700	$800	$1.14	22d	1	0.50mi
826 Hancock Ave Unit 1 Corpus Christi, TX	1.0	1.0	700	$850	$1.21	22d	1	0.50mi
613 6th St Corpus Christi, TX	1.0	1.0	650	$850	$1.31	44d	1	0.54mi
1318 6th St Corpus Christi, TX	2.0	1.0	900	$900	$1.00	14d	1	0.59mi
1521 7th St Corpus Christi, TX	2.0	2.0	850	$1,250	$1.47	14d	1	0.60mi
2333 Riggan St Corpus Christi, TX	2.0	1.0	856	$1,250	$1.46	44d	1	0.61mi
206 Spruce St Corpus Christi, TX	1.0	1.0	835	$900	$1.08	14d	1	0.64mi
116 Lowell St Corpus Christi, TX	2.0	1.0	628	$995	$1.58	22d	1	0.64mi
725 S Carancahua St Corpus Christi, TX	1.0	1.0	563	$793	$1.41	22d	2	0.65mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	14d	1	0.66mi
1603 Caldwell St Corpus Christi, TX	2.0	1.0	628	$995	$1.58	22d	1	0.66mi
110 Josephine St Corpus Christi, TX	3.0	2.0	1050	$2,000	$1.90	44d	1	0.66mi
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$1,050	$1.47	14d	6	0.68mi
1634 14th St Corpus Christi, TX	2.0	1.5	980	$1,090	$1.11	44d	1	0.69mi
522 Hancock Ave Unit 2-238 Corpus Christi, TX	1.0	1.0	784	$1,365	$1.74	14d	1	0.71mi
522 Hancock Ave Corpus Christi, TX	1.0–2.0	1.0–2.0	915	$2,000	$2.18	14d	10	0.71mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	22d	1	0.72mi
802 S Carancahua St Corpus Christi, TX	2.0	1.0–2.0	869	$1,770	$2.04	14d	68	0.73mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	44d	1	0.73mi
715 S Upper Broadway St Corpus Christi, TX	1.0	1.0–1.5	772	$1,650	$2.14	22d	2	0.73mi
1124 2nd St Corpus Christi, TX	1.0	1.0	800	$800	$1.00	44d	1	0.74mi
715 S Upper Broadway #903 Corpus Christi, TX	1.0	1.5	892	$1,700	$1.91	44d	1	0.74mi
823 S Water St Unit 1A Corpus Christi, TX	1.0	1.5	818	$1,550	$1.89	44d	1	0.75mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	14d	1	0.80mi
2245 Comanche St Unit A Corpus Christi, TX	3.0	1.0	1016	$1,350	$1.33	22d	1	0.84mi
1800 S Staples St Corpus Christi, TX	1.0	1.0	585	$1,015	$1.74	44d	1	0.93mi
2937 Ruth St Corpus Christi, TX	2.0	1.0	676	$950	$1.41	44d	1	0.96mi

Listing history 17 events

1. 2026-06-18
   days on market $74,900 Active 272 DOM
2. 2026-06-17
   days on market $74,900 Active 271 DOM
3. 2026-06-16
   days on market $74,900 Active 270 DOM
4. 2026-06-15
   days on market $74,900 Active 269 DOM
5. 2026-06-14
   days on market $74,900 Active 267 DOM
6. 2026-06-10
   days on market $74,900 Active 264 DOM
7. 2026-06-09
   days on market $74,900 Active 263 DOM
8. 2026-06-08
   days on market $74,900 Active 262 DOM
9. 2026-06-07
   days on market $74,900 Active 261 DOM
10. 2026-06-05
    days on market $74,900 Active 258 DOM
11. 2026-06-03
    days on market $74,900 Active 257 DOM
12. 2026-06-02
    days on market $74,900 Active 256 DOM
13. 2026-06-01
    days on market $74,900 Active 255 DOM
14. 2026-05-31
    days on market $74,900 Active 254 DOM
15. 2026-05-30
    days on market $74,900 Active 253 DOM
16. 2025-09-19
    listed $74,900 Active 94-char remark

    Show marketing remark (94 chars)

    Great bones but needs some love. This home has great potential! Large pecan trees in the back.

17. 2008-02-15
    soldstatus

ⓘ 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: $2,420 · $202/mo
• Projected year-2 tax: $2,420 · $202/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: $14,855
• − Mortgage interest: −$4,196
• − Property taxes: −$2,420
• − Insurance: −$374
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,179
• Taxable income: $3,308
• Est. tax owed @ 24.0%: −$794
• After-tax cash flow: $3,433/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

2 events — show timeline

• 2025-09-19 Listed $74,900 CBMLS
• 2008-02-15 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,420 · +47.7% YoY. Source: county tax records.