904 Buford St · Corpus Christi, TX 78404

$75,000

3 bd · 2.0 ba · 1,338 sqft · SingleFamily public records · 62 Days on market

Built 1957 5,937 sqft lot $56/sqft · 42% below area Est $128k · 42% 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 +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

Investor special at 904 Buford—packed with potential and ready for your vision. This property offers a great opportunity for investors, flippers, or buyers looking to add value. With a functional layout and solid footprint, this home is primed for renovation and customization. Whether you’re looking to fix and flip, hold as a rental, or create a primary residence with equity upside, the possibilities are there. Situated in an established area with convenient access to major roads, schools, and local amenities, the location supports strong rental or resale potential. Bring your contractor and your ideas—this is a chance to transform a property and maximize returns.

Key facts

• Established area
• Convenient access
• Resale potential

Tags

• FUNCTIONAL LAYOUT
• SOLID FOOTPRINT
• CONVENIENT ACCESS
• ESTABLISHED AREA
• STRONG RENTAL POTENTIAL
• RESALE POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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); 146 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% 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 $519 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $50k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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. 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: 2.15% ✓
• Cap rate: 16.45%
• Cash-on-cash: 36.26%
• DSCR: 2.61
• GRM: 3.9

CMA / ARV

• ARV (median comp): $128,311
• List price: $75,000
• Delta: -41.55%
• 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
915 Craig St	0.11mi	3/2.0	1,263 (-6%)	2mo	$229,000	$181	84
810 Craig St	0.10mi	2/2.0 (-1)	1,368 (+2%)	7mo	$129,995	$95	80
1210 Morris St	0.32mi	3/1.0	1,330 (-1%)	3mo	$47,500	$36	78
1320 Hancock Ave	0.29mi	3/2.0	1,280 (-4%)	4mo	$218,000	$170	75
311 Clifford St	0.60mi	3/1.0	1,400 (+5%)	2mo	$118,000	$84	59
1621 Mary St	0.55mi	3/2.0	1,263 (-6%)	10mo	$210,000	$166	57
1445 16th St	0.68mi	3/2.0	1,260 (-6%)	14mo	$149,900	$119	47
3313 Willies Landing Dr	0.74mi	3/2.0	1,409 (+5%)	13mo	$270,310	$192	46
1212 14th St	0.51mi	3/1.0	1,176 (-12%)	15mo	$70,000	$60	39
1437 14th St	0.57mi	3/1.0	1,525 (+14%)	9mo	$175,999	$115	39
1014 Agnes St	0.46mi	2/2.0 (-1)	1,518 (+14%)	15mo	$110,000	$72	39
1620 7th St	0.49mi	4/3.0 (+1)	1,530 (+14%)	12mo	$210,000	$137	34

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: 30.7%
• Equity multiple: 2.26×
• Total profit: $26,552
• Equity at exit: $11,183

10-year hold

• IRR: 37.2%
• Equity multiple: 4.25×
• Total profit: $68,301
• Equity at exit: $6,485

Cash invested: $21,000 (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: 146
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$393
• Tax from tax record: −$213 /mo · $2,553/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $635

Break-even live

Break-even rent $807

Max offer price $75,000

Occupancy floor 56%

Sensitivity live

Price	-10% $677	-5% $656	+0% $635	+5% $613	+10% $592
Rent	-10% $507	-5% $571	+0% $635	+5% $698	+10% $762
Rate	-1.0pp $672	-0.5pp $654	base $635	+0.5pp $615	+1.0pp $595

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
826 Hancock Ave Unit 2 Corpus Christi, TX	2.0	1.0	1000	$950	$0.95	22d	1	0.05mi
813 Furman Ave Apt 1 Corpus Christi, TX	3.0	2.0	1430	$1,475	$1.03	15d	1	0.10mi
522 Hancock Ave Unit 1-319 Corpus Christi, TX	2.0	2.0	1133	$1,625	$1.43	22d	1	0.23mi
522 Hancock Ave Corpus Christi, TX	1.0–2.0	1.0–2.0	915	$2,000	$2.18	15d	10	0.23mi
801 S Alameda St Unit A Corpus Christi, TX	2.0	1.0	1760	$900	$0.51	45d	1	0.24mi
1318 6th St Corpus Christi, TX	2.0	1.0	900	$900	$1.00	15d	1	0.26mi
802 S Carancahua St Corpus Christi, TX	2.0	1.0–2.0	869	$1,770	$2.04	15d	68	0.27mi
1117 Ocean Dr Unit B Corpus Christi, TX	2.0	1.0	1543	$3,000	$1.94	45d	1	0.28mi
823 S Water St Corpus Christi, TX	2.0	2.0	1243	$2,000	$1.61	15d	1	0.28mi
1107 14th St Corpus Christi, TX	4.0	1.5	1520	$1,300	$0.86	45d	1	0.52mi
426 Palmero St Corpus Christi, TX	3.0	2.0	1720	$1,350	$0.78	45d	1	0.57mi
616 16th St Unit A Corpus Christi, TX	3.0	1.0	1040	$1,050	$1.01	45d	1	0.64mi
1634 14th St Corpus Christi, TX	2.0	1.5	980	$1,090	$1.11	45d	1	0.68mi
110 Josephine St Corpus Christi, TX	3.0	2.0	1050	$2,000	$1.90	45d	1	0.73mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	45d	1	0.87mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	15d	1	0.89mi
1802 16th St Unit B Corpus Christi, TX	3.0	1.0	1575	$1,000	$0.63	45d	1	0.92mi
2622 Cloyde St Corpus Christi, TX	2.0	1.0	1693	$1,150	$0.68	45d	1	1.06mi
455 Louisiana Ave Corpus Christi, TX	2.0	1.0	1528	$3,000	$1.96	22d	1	1.06mi
317 Peoples St Corpus Christi, TX	2.0	1.0–2.0	768	$1,850	$2.41	15d	1	1.08mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	22d	1	1.15mi
443 Indiana Ave Corpus Christi, TX	2.0	1.0	968	$1,650	$1.70	45d	1	1.16mi
2245 Comanche St Unit A Corpus Christi, TX	3.0	1.0	1016	$1,350	$1.33	22d	1	1.17mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	15d	1	1.21mi
332 Rosebud Ave Corpus Christi, TX	2.0	1.0	942	$1,150	$1.22	22d	1	1.22mi
901 N Upper Broadway Unit 1 Corpus Christi, TX	2.0	2.5	1799	$2,700	$1.50	22d	1	1.22mi
309 Rosebud Ave Unit D Corpus Christi, TX	2.0	1.0	882	$1,100	$1.25	22d	1	1.23mi
2837 Santa Fe St Unit 2 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	15d	1	1.26mi
1722 Trenton Dr Corpus Christi, TX	4.0	2.0	1432	$2,100	$1.47	15d	1	1.39mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	22d	1	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $75,000 Active 62 DOM
2. 2026-06-18
   days on market $75,000 Active 59 DOM
3. 2026-06-17
   days on market $75,000 Active 58 DOM
4. 2026-06-16
   days on market $75,000 Active 57 DOM
5. 2026-06-15
   days on market $75,000 Active 56 DOM
6. 2026-06-14
   days on market $75,000 Active 54 DOM
7. 2026-06-10
   days on market $75,000 Active 51 DOM
8. 2026-06-09
   days on market $75,000 Active 50 DOM
9. 2026-06-09
   price $75,000 Active 49 DOM
10. 2026-06-08
    days on market $90,000 Active 49 DOM
11. 2026-06-07
    days on market $90,000 Active 48 DOM
12. 2026-06-05
    days on market $90,000 Active 45 DOM
13. 2026-06-03
    days on market $90,000 Active 44 DOM
14. 2026-06-02
    days on market $90,000 Active 43 DOM
15. 2026-06-01
    days on market $90,000 Active 42 DOM
16. 2026-05-31
    days on market $90,000 Active 41 DOM
17. 2026-05-30
    days on market $90,000 Active 40 DOM
18. 2026-05-18
    price $90,000 690-char remark

    Show marketing remark (690 chars)

    Investor special at 904 Buford—packed with potential and ready for your vision. This property offers a great opportunity for investors, flippers, or buyers looking to add value. With a functional layout and solid footprint, this home is primed for renovation and customization. Whether you’re looking to fix and flip, hold as a rental, or create a primary residence with equity upside, the possibilities are there. Situated in an established area with convenient access to major roads, schools, and local amenities, the location supports strong rental or resale potential. Bring your contractor and your ideas—this is a chance to transform a property and maximize returns.

19. 2026-04-20
    listed $125,000 Active 690-char remark

    Show marketing remark (690 chars)

    Investor special at 904 Buford—packed with potential and ready for your vision. This property offers a great opportunity for investors, flippers, or buyers looking to add value. With a functional layout and solid footprint, this home is primed for renovation and customization. Whether you’re looking to fix and flip, hold as a rental, or create a primary residence with equity upside, the possibilities are there. Situated in an established area with convenient access to major roads, schools, and local amenities, the location supports strong rental or resale potential. Bring your contractor and your ideas—this is a chance to transform a property and maximize returns.

20. 2009-07-30
    soldstatus
21. 2009-07-29
    soldstatus 175-char remark

    Show marketing remark (175 chars)

    Estate Sale! Being Sold "As Is". Home with lots of potential, hardwood flooring, window shutters thru-out, 2 living areas, large rooms. Windstorm certificate on file

22. 2008-12-17
    soldstatus
23. 2008-11-24
    listed $49,900 175-char remark

    Show marketing remark (175 chars)

    Estate Sale! Being Sold "As Is". Home with lots of potential, hardwood flooring, window shutters thru-out, 2 living areas, large rooms. Windstorm certificate on file

ⓘ 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: $2,553 · $213/mo
• Projected year-2 tax: $2,553 · $213/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: $19,320
• − Mortgage interest: −$4,201
• − Property taxes: −$2,553
• − Insurance: −$375
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$2,182
• Taxable income: $6,918
• Est. tax owed @ 24.0%: −$1,660
• After-tax cash flow: $5,955/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

+80.4% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $90,000 CBMLS
• 2026-04-20 Listed $125,000 CBMLS
• 2009-07-30 Sold (Public Records) — Public Records
• 2009-07-29 Sold (MLS) — CBMLS
• 2008-12-17 Sold (Public Records) — Public Records
• 2008-11-24 Listed $49,900 CBMLS

Property tax history

+9.1%/yr

Latest (2025): $2,553 · -10.9% YoY. Source: county tax records.